You can secure a 10-year renewable UAE Golden Visa by owning property worth at least AED 2 million (about US$545,000), and in 2026 the route is more accessible than ever. Early in 2026, the government removed the old requirement to have paid at least 50% of the property value upfront, so eligibility now rests on the certified value of what you own — not how much of it you have paid off. Off-plan units, mortgaged properties, and multiple properties combined can all count toward the threshold. This guide walks international and HNW investors through the current rules, the designated freehold areas (including Al Marjan Island in Ras Al Khaimah), the documents you need, and the tax and lifestyle benefits — with the caveat that thresholds and procedures can change, so always confirm the latest position with the relevant UAE authorities before you commit.
You need property with a certified value of at least AED 2 million (approximately US$545,000) to qualify for the 10-year Golden Visa in 2026. That is the single financial test at the core of the property route. The AED 2 million figure refers to the value of the real estate you hold in the UAE, evidenced by the title deed or, for off-plan, the developer's registered sale contract. There is no upper limit — buying above the threshold does not change the visa category, but it does give you headroom if a single property sits close to the line. INOVO sources residences across Dubai and the wider UAE priced deliberately to clear this threshold, so a qualifying purchase and a strong investment are the same decision.
Yes. Early in 2026, the UAE removed the long-standing requirement that at least 50% of the property value be paid before you could apply. Eligibility is now assessed on the certified value of the property you own, not on how much of the purchase price you have settled. Under the old rule, a buyer on a payment plan had to reach the halfway mark — often AED 1 million on a AED 2 million home — before the visa was on the table. That barrier is gone. This is the change that most widens access for off-plan and mortgaged buyers, because it lets your ownership stake, rather than your cash outlay to date, define eligibility. Because this is a recent policy shift, confirm the current implementation with the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) or the relevant emirate land department before applying.
All three now qualify, which is the practical upside of removing the 50%-paid rule. Off-plan purchases count once the sale is registered with the relevant land department and evidenced by an Oqood (the official off-plan registration certificate in Dubai) or equivalent contract. Mortgaged properties count toward the AED 2 million threshold on their certified value, so financing your purchase no longer disqualifies you — subject to the lender and authority requirements in force. And you can combine multiple properties: two or more units whose values together reach AED 2 million can support a single application, rather than needing one property to clear the bar alone. This flexibility is what makes off-plan investment — INOVO's core focus — an efficient path to residency, since a staged payment plan and Golden Visa eligibility can now run in parallel.
The property-based Golden Visa is issued for 10 years and is renewable. As long as you continue to meet the eligibility conditions — principally, retaining qualifying property at or above the AED 2 million threshold — you can renew for further 10-year terms. This long horizon is a key reason investors choose the UAE over shorter residency schemes: it removes the friction of frequent renewals and gives families and businesses a stable, decade-long base. Renewal is tied to continued ownership, so selling down below the threshold before renewal can affect your status. Keep your qualifying property in place, or replace it with equivalent-value real estate, to preserve the visa across terms.
Yes — one qualifying investor can sponsor their whole immediate family. The Golden Visa extends to your spouse and your children, with no age cap on sponsoring children under the family provisions, and it also allows sponsorship of parents. Domestic staff can be sponsored as well, subject to the applicable rules. Crucially, dependants receive residency linked to the same 10-year term as the principal holder, so the family's status renews together. This makes the property route a single decision that secures long-term UAE residency for the entire household, rather than a series of separate visa arrangements. Exact dependant conditions and any documentary requirements should be confirmed with the ICP at the time of application.
No. The UAE Golden Visa imposes no minimum-stay requirement, so you keep your residency even if you spend little or no time in the country during the year. This is a decisive advantage over residency programmes that lapse if you are absent beyond a set number of days. It means internationally mobile investors can hold UAE residency — and access the banking, tax and schooling benefits that come with it — without relocating or disrupting their existing life. Traditional UAE residence visas, by contrast, can be invalidated by absences of more than six months; the Golden Visa deliberately removes that constraint.
The property must sit in a designated freehold area where foreign nationals can own real estate outright, and these zones span multiple emirates. In Dubai, freehold districts include Dubai Marina, Downtown Dubai, Palm Jumeirah, Business Bay, Jumeirah Village Circle and many more. Beyond Dubai, Ras Al Khaimah's Al Marjan Island is a prominent qualifying freehold zone and a fast-growing investment destination, anchored by major hospitality and gaming developments. Abu Dhabi and other emirates also have their own designated investment zones. What matters is that the property is in a zone open to freehold foreign ownership and registered with the relevant land department — INOVO only sources within qualifying freehold areas, so every residence it presents is on the right side of that line.
The process runs through the ICP or an emirate land department, and the core evidence is your proof of ownership. Expect to provide: the title deed for a completed property, or the Oqood/registered sale contract for an off-plan unit; a valid passport and passport photos; proof that the property meets the AED 2 million certified-value threshold; a medical fitness test taken in the UAE; and biometrics for your Emirates ID. On approval, you receive the Golden Visa and an Emirates ID card, and dependants are processed against the principal application. Many applicants use an approved agent or the Dubai Land Department's channels to file. INOVO handles the property side and connects you to the right immigration and legal specialists to run the application cleanly.
The headline benefit is tax: the UAE levies 0% personal income tax, so there is no tax on salary, rental income or capital gains at the individual level. On top of that, Golden Visa holders gain straightforward access to UAE banking — including resident accounts and local mortgage facilities — and the ability to enrol children in the UAE's international schools as residents. You also gain long-term stability for family and business, the freedom to live, work or study in the country, and residency that does not depend on staying in the UAE. Combined with the emirates' connectivity and lifestyle, this is why the property route appeals to international HNW investors. Note that corporate tax and other levies operate separately from personal income tax, so take specialist advice on your own structure.
You need property with a certified value of at least AED 2 million (about US$545,000). There is no upper limit, and no separate cash-deposit test beyond meeting that property value.
No. The UAE removed the 50%-paid-upfront requirement in early 2026. Eligibility is now based on the certified value of the property you own, not how much of the price you have paid, which is why off-plan and mortgaged buyers now qualify. Confirm the current rule with the ICP or the relevant land department before applying.
Yes. Two or more properties whose values together reach at least AED 2 million can support a single Golden Visa application; you do not need one property to clear the threshold on its own.
It is valid for 10 years and is renewable. Renewal depends on continuing to meet the eligibility conditions, principally retaining qualifying property at or above the AED 2 million threshold.
No. There is no minimum-stay requirement, so you retain your Golden Visa even if you spend little or no time in the country during the year.
Yes. Al Marjan Island in Ras Al Khaimah is a designated freehold area, so a qualifying property there worth at least AED 2 million supports a Golden Visa application, subject to registration with the relevant land department.
You can sponsor your spouse, your children and your parents on residency linked to the same 10-year term. Domestic staff can also be sponsored, subject to the applicable rules. Confirm current dependant conditions with the ICP when you apply.
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