In this guide
The ten-year UAE Golden Visa through property still requires AED 2,000,000 in total property value, but a February 2026 federal policy circular removed the previous requirement to pay AED 1,000,000 in upfront equity. Investors can now qualify on the total value recorded on the title deed or Oqood contract, even when most of the purchase is mortgaged or on a developer payment plan. The framework also accepts off-plan properties and lets investors combine several smaller properties to reach the AED 2,000,000 threshold.
Immigration and residency rules can change and individual outcomes differ. Use this article only as general preparation guidance and verify current requirements through official channels or a qualified professional.
What the February 2026 circular changed
The headline number is unchanged: AED 2,000,000 of total property value remains the investment requirement for the property-linked ten-year Golden Visa. What changed is how an applicant reaches it. The old rule effectively required AED 1,000,000 of paid-up equity before applying, which excluded buyers using significant financing. That upfront-equity hurdle has been removed.
Eligibility now rests on the total gross value of the property as recorded officially, not on how much of it the investor has already paid.
Mortgaged and off-plan buyers
Two groups benefit most. First, buyers with heavily mortgaged property can qualify on the registered total value rather than their cash equity. Second, off-plan buyers can now use the total contract value shown on the Oqood registration. This is the key contrast with the two-year property visa, which excludes off-plan units entirely.
Aggregating multiple properties
The Golden Visa framework allows an investor to aggregate the values of more than one property to cross AED 2,000,000. An investor holding two units of AED 1,200,000 and AED 900,000, for example, can combine them. The table contrasts the two routes so applicants pick the right one.
| Feature | 10-year Golden Visa | 2-year property visa |
|---|---|---|
| Total value required | AED 2,000,000 | No minimum for sole owner |
| Upfront equity | Not required (since Feb 2026) | Not applicable |
| Off-plan accepted | Yes | No |
| Aggregate multiple units | Yes | No |
Practical checklist
- Confirmed total registered property value reaches AED 2,000,000
- Noted that upfront AED 1,000,000 equity is no longer required
- Checked whether off-plan Oqood value can be used for the application
- If short of the threshold, identified other owned units to aggregate
- Compared the Golden Visa route against the two-year property visa
Questions to take into the next discussion
- Does the total registered property value reach AED 2,000,000?
- Is any part of the portfolio off-plan, and is its Oqood value documented?
- Are there multiple properties whose values can be combined?
- Is a ten-year or two-year route the better fit for this buyer?
Common mistakes to avoid
- Believing AED 1,000,000 of paid equity is still mandatory.
- Assuming off-plan property cannot support any residency route.
- Overlooking the option to aggregate several properties to reach AED 2,000,000.
- Applying for the two-year visa with an off-plan unit that only the Golden Visa accepts.
- Treating mortgage balance as a disqualifier when total value is what counts.
Frequently asked questions
How much property investment is needed for the UAE Golden Visa in 2026?
AED 2,000,000 in total property value. Since the February 2026 circular, there is no separate requirement to have paid AED 1,000,000 in upfront equity.
Can off-plan property qualify for the Golden Visa?
Yes. The Golden Visa framework accepts off-plan properties and uses the total contract value recorded on the Oqood registration, unlike the two-year property visa.
Can I combine several properties to reach AED 2,000,000?
Yes. Investors can aggregate the values of multiple properties to meet the AED 2,000,000 threshold for the ten-year Golden Visa.
Related support from Phoneix Global
Phoneix Global helps investors structure property holdings and residency applications. Review our advisory capability or contact the team. If your property is completed and solely owned, also compare the two-year property investor visa.
