The 2026 investor-visa reset: property residency without the AED 750k floor
Two quiet rule changes in 2026 widened who can gain UAE residency through property. The floor on the two-year investor visa is gone, and the ten-year Golden Visa now counts the whole value of a home. Here is what changed, and which visa fits which buyer.
Neither change lowers the standard of the property market. Both simply open residency to more of the people already buying in it.
What changed, in two moves
The second move, from February 2026, eased the ten-year Golden Visa. You now qualify on the full registered value in the title deed, whether the home is ready, mortgaged or off-plan, rather than only the amount you have paid so far.
The two visas, side by side
| 2-year investor visa | 10-year Golden Visa | |
|---|---|---|
| Property value | No minimum, sole owner | AED 2 million |
| Renewable | Every 2 years | Every 10 years |
| Sponsors family | Yes | Yes, including parents |
| Off-plan counts | Yes | Yes, full registered value |
| Best for | Entry and mid-market buyers | AED 2M+ buyers wanting a long horizon |
Indicative. Confirm current rules with the Dubai Land Department and the GDRFA.
Which communities now qualify
Removing the AED 750,000 floor brings far more of the market into residency reach. Areas where homes often sat below the old minimum, Jumeirah Village Circle, International City and Dubai Silicon Oasis among them, can now carry a two-year investor visa on a single, modest purchase.
How the application runs
A straightforward file is often done in under a week.
Which one to weigh
The two-year visa now suits an entry-level or mid-market buyer who wants residency without stretching to AED 2 million. The Golden Visa remains the choice for a larger purchase, or anyone who values a ten-year horizon and self-sponsorship. Neither is required in order to own; both follow the property you were going to buy anyway.
If you are weighing a purchase and want to understand which visa a given home would carry, get in touch. We publish research and insight; there is nothing to buy here.
Frequently asked
Questions, answered
Is there still a minimum property value for a Dubai investor visa?
For the two-year investor visa, no. Since 29 April 2026 a sole owner qualifies regardless of value; joint owners each need a share of at least AED 400,000. The ten-year Golden Visa still requires AED 2 million.
Does off-plan property count toward a visa?
Yes. Since 2026 the full registered value of an off-plan, ready or mortgaged home counts, not only the amount paid so far.
What is the difference between the two-year and ten-year visa?
The two-year investor visa now has no minimum for a sole owner and renews every two years; the ten-year Golden Visa needs AED 2 million and renews every ten, with self-sponsorship.
Can I sponsor my family?
Yes. Both visas let you sponsor a spouse and children, and the Golden Visa extends to parents, subject to the usual requirements.