From 20 February 2026, the UAE Golden Visa via property operates under new rules: the requirement to pay 50% of the property value upfront has been removed. All that matters now is that the total DLD valuation reaches at least AED 2,000,000 — the property can be mortgaged, off-plan, or part of a combined portfolio. This is one of the most significant changes in the programme's history, opening the Golden Visa to a substantially wider group of investors.
| Parameter | Rules before February 2026 | Rules from February 2026 |
|---|---|---|
| Required property value | Min. AED 2,000,000 | Min. AED 2,000,000 (unchanged) |
| Required upfront payment | Min. 50% of value or AED 1,000,000 | None — DLD valuation is the only criterion |
| Mortgaged property | Qualified only after AED 1M paid | Qualifies at any mortgage balance |
| Off-plan property | Restricted | Qualifies at contract value AED 2M+ |
| Property portfolio | Restricted | Combined DLD value of AED 2M qualifies |
| Visa duration | 10 years | 10 years (unchanged) |
| Minimum stay requirement | None | None (unchanged) |
Note: Dubai's property market is undergoing a correction in 2026. Before buying, read the Dubai property price correction report for current market data.
For years, the Golden Visa via property was available to a narrower group than the headline rules suggested. The requirement to pay AED 1,000,000 in cash before filing meant most buyers who had financed their purchases were effectively excluded. The February 2026 change removes that barrier — and changes the calculation for a large segment of European investors considering Dubai.
What exactly changed in February 2026?
A federal policy circular issued on 20 February 2026 made one core change: the qualifying criterion is now the DLD valuation certificate confirming the property is worth at least AED 2,000,000. The repayment schedule, outstanding mortgage balance, and construction stage of an off-plan project are no longer disqualifying factors.
What this means in practice:
- Property worth AED 2,500,000 with a AED 1,875,000 mortgage (75% LTV) — qualifies
- Off-plan property worth AED 2,000,000 with 20% paid — qualifies (on Oqood basis)
- Portfolio: apartment AED 1,200,000 + studio AED 900,000 = AED 2,100,000 combined — qualifies
- Property with a contract price of AED 1,800,000, even fully paid — does not qualify
Important nuance: The criterion is the DLD valuation, not the purchase price. Properties bought below AED 2,000,000 whose current DLD valuation has risen above that threshold due to market appreciation may now qualify.
How does the application work with a mortgage?
The critical document is a NOC (No Objection Certificate) from the bank — a formal confirmation that the lender does not object to a long-term residency permit being issued on the mortgaged property. UAE banks standardised the format of this document in 2026.
| Step | Detail |
|---|---|
| DLD valuation | Certificate from DLD or a DLD-licensed valuation office — this determines eligibility, not the contract price |
| Bank NOC | Required from any UAE-licensed bank. International financing is generally not recognised for residency purposes |
| Application submission | Through DLD Cube Centre or GDRFA Dubai online portal (Salama AI platform, launched February 2026) |
| DLD lien | For the 10-year visa duration, DLD registers a lien on the property. The property cannot be sold or transferred without first replacing it with another qualifying asset |
| Processing time | 7–10 business days (Salama platform) |
What to avoid: Properties outside designated freehold zones for foreign ownership do not qualify regardless of value. Off-plan properties registered only under Oqood (without a title deed) qualify for the Golden Visa but not for the 2-year property investor visa (a title deed is required there).
New rules for the 2-year property investor visa (DLD Taskeen service)
Alongside the Golden Visa changes, the Dubai Land Department also updated the rules for its shorter 2-year property investor visa — applied for through the DLD service known as Taskeen. The current eligibility criteria are published on the official DLD service page ("Eligibility Criteria", last updated 20 May 2026):
| Ownership type | Earlier rules | Current rules (DLD) |
|---|---|---|
| Sole owner | Min. property value AED 750,000 | No minimum value |
| Co-owners | Min. share value AED 750,000 per person | Min. share AED 400,000 per person |
| Off-plan | Does not qualify | Does not qualify (title deed required) |
| Mortgaged property | Min. 50% paid + NOC | Min. 50% paid + NOC |
The 2-year investor visa requires entry to the UAE at least once every 6 months — otherwise it lapses. The Golden Visa has no such requirement. According to the official DLD service page, the fee for the 2-year investor visa is AED 10,212.50, with a processing time of 7–10 business days.
Property portfolios and combining ownership
One of the less-publicised changes: a portfolio of multiple properties can collectively qualify for the Golden Visa if their combined DLD valuation reaches at least AED 2,000,000.
Additional rules for combining:
- Spouses can combine their shares — an attested marriage certificate must be submitted to the DLD
- For Golden Visa with non-spousal co-ownership: each applicant must independently have equity of at least AED 2,000,000 — the other co-owner can be sponsored as a dependent
- For the 2-year investor visa with co-ownership: each co-owner needs a share of at least AED 400,000
What does this mean for a European investor?
Before February 2026, the scenario looked like this: you want a Golden Visa via property → you need AED 1,000,000 in cash on top of the down payment → a real barrier, not just a nominal one.
Now the scenario is: you buy a property for AED 2,200,000 with a 25% down payment of AED 550,000 → DLD values it at AED 2,200,000 → you apply with a bank NOC → 10-year Golden Visa.
At current UAE mortgage rates of approximately 3.79–4.5%, a mortgage-backed Golden Visa route becomes a wealth planning tool rather than just a property purchase.
Several things remain unchanged and require separate attention:
- Tax residency is a separate legal status — a visa and a property do not automatically change your tax position in Poland or elsewhere in Europe
- Exit tax and CFC rules apply independently of visa type
- A property alone is not a relocation strategy — a full analysis of your asset structure remains necessary
Frequently Asked Questions
Can I get a UAE Golden Visa with a mortgage? Yes, since February 2026. The DLD valuation must reach at least AED 2,000,000 — the mortgage balance is irrelevant. Your UAE bank must issue a NOC. Financing through a non-UAE bank is generally not recognised by the DLD for residency purposes.
Does an off-plan property qualify for the Golden Visa? Yes, since February 2026, provided the contract value is at least AED 2,000,000 and the developer is DLD-approved. The application uses the Oqood certificate or registered sale agreement. Completion is not required. Note: off-plan does not qualify for the 2-year investor visa — a completed title deed is required there.
Can I combine multiple properties to hit AED 2 million? Yes. A portfolio of properties with a combined DLD valuation of at least AED 2,000,000 qualifies. Spouses can combine shares with an attested marriage certificate. For non-spousal co-ownership, each Golden Visa applicant must independently hold AED 2,000,000 in equity.
What is Taskeen, and how does the 2-year investor visa differ from the Golden Visa? Taskeen is the name of the Dubai Land Department service used to apply for the 2-year property investor visa — not the visa itself. Under the DLD's official eligibility criteria, sole owners face no minimum property value requirement; co-owners each need a share worth at least AED 400,000. The 2-year visa requires UAE entry every 6 months or it lapses. The Golden Visa runs for 10 years, requires AED 2M in DLD-valued property, and has no minimum stay requirement — you can spend any amount of time outside the UAE without losing residency status.
Does a property visa give me UAE tax residency? No — not automatically. A visa is an immigration document. UAE tax residency (documented by a TRC) is a separate legal condition requiring 183 days of physical presence or compliance with Cabinet Resolution 85/2022. See the article on Golden Visa vs business visa for the full breakdown.
Can I sell the property while my Golden Visa is active? Not without consequences for the visa. The DLD registers a lien on the qualifying property for the duration of the 10-year visa. A sale is possible, but requires first replacing the qualifying asset with another property worth at least AED 2,000,000.
In short: The February 2026 change removes the largest practical barrier to the property-route Golden Visa — the AED 1,000,000 cash upfront requirement. The only criterion now is the DLD valuation: at least AED 2,000,000, regardless of payment structure. This is a real change for anyone who has been considering Dubai as a wealth base and postponed the decision because of capital requirements.
This article is for educational purposes only and does not constitute legal or tax advice. Golden Visa rules may change — verify current requirements with the DLD or a licensed UAE adviser before filing.