What's the minimum property investment for the UAE Golden Visa?

AED 2 million (about USD 544,000), which can be a single property, a portfolio, or property plus a qualifying deposit.

Can I use a mortgage to help reach the AED 2 million?

Yes, but only your equity in the property counts toward the threshold — the loan portion doesn't.

Is there a cheaper route that doesn't involve property?

The SME founder pathway requires AED 500,000 in paid-up capital instead, but it requires actually running a qualifying business, not holding property.

The UAE Golden Visa: how much property do you need?

Plain-language guide · United Arab Emirates · general information

Short answer

AED 2 million (roughly USD 544,000) is the minimum gross investment for the real estate route under the UAE's Golden Visa, which grants a 10-year renewable residency under Cabinet Resolution No. 56 of 2018, as amended by Cabinet Resolution No. 65 of 2022 and later updates administered by the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP).

How the AED 2 million can be structured

A single completed residential property valued at or above the threshold; a portfolio of multiple off-plan or completed units whose combined value meets the minimum; or a property plus a non-refundable deposit of at least AED 1 million held with an ICP-approved developer. The property must be freehold, in a designated investment zone, with a valuation certificate from a registered valuer dated within 60 days of application.

Mortgaged properties count too — with a catch

A mortgage-financed property qualifies only if the applicant's equity stake equals or exceeds AED 2 million. A AED 10 million villa bought with an 80% loan-to-value mortgage qualifies (AED 2 million equity); a AED 2 million apartment bought with a 50% mortgage does not (only AED 1 million equity).

The other route worth knowing about

For applicants who'd rather invest in a business than property, the SME founder pathway requires a minimum paid-up capital of AED 500,000, a valid trade licence, and at least 50% ownership of the entity — a materially lower dollar figure, but it requires operating a real business rather than holding property. See immicor's UAE Golden Visa deep dive for the full picture.

The 10-year Golden Visa carries no maximum-stay requirement and permits full family sponsorship, including domestic staff — a meaningfully different profile from the UAE's standard 2- and 5-year residence visas.

Common questions

What's the minimum property investment for the UAE Golden Visa?: AED 2 million (about USD 544,000), which can be a single property, a portfolio, or property plus a qualifying deposit.
Can I use a mortgage to help reach the AED 2 million?: Yes, but only your equity in the property counts toward the threshold — the loan portion doesn't.
Is there a cheaper route that doesn't involve property?: The SME founder pathway requires AED 500,000 in paid-up capital instead, but it requires actually running a qualifying business, not holding property.

Not sure whether your planned purchase or portfolio meets the threshold? Tell the assistant the structure you're considering for a plain-language walkthrough.

This guide is general information about the UAE Golden Visa's real estate route and is not immigration advice. Confirm current thresholds with the ICP (icp.gov.ae) or an appropriately licensed UAE immigration advisor.