The most common question I have been asked since February 2026 is simple: “Do I still need to pay 50% cash for the Golden Visa?”
A year ago, the answer was complicated. You had to pay at least AED 1 million in cash before you could even apply. That rule kept many investors out.
In February 2026, that rule disappeared.
Now, eligibility is based solely on total property value, not how much you have paid. Let me explain exactly what changed, what it means for you, and how to take advantage of this right now.
What Changed for Golden Visa 2026
The Dubai Land Department removed the 50% upfront payment requirement for Golden Visa 2026 applications. A policy circular published on 20 February 2026 confirmed this change.
Here is what this means:
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Mortgage buyers now qualify for Golden Visa 2026. You no longer need to pay half in cash. The property just needs to be worth AED 2 million, regardless of your mortgage balance. You will need a bank No Objection Certificate confirming the bank does not object to the residence permit being issued on the property. For more details, check the official Dubai Land Department website.
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Off-plan buyers qualify for Golden Visa 2026. Under-construction properties now count towards the AED 2 million threshold, provided the developer is RERA-approved and the developer has registered the project in the Oqood system.
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Multiple properties can be combined for Golden Visa 2026. Five studios worth AED 400,000 each count the same as one AED 2 million villa. There is no limit on the number of properties you can combine.
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Property appreciation counts for Golden Visa 2026. If you bought your property below AED 2 million but its value has increased, you can get a DLD valuation certificate to confirm the current market value.
If AED 2 million is beyond your budget, you still have options. Since April 2026, sole owners can get a two-year investor visa with no minimum property value. You can read more about that here: “Can you really get a UAE residency visa with a AED 400,000 studio now?” — a studio or one-bedroom apartment in areas like JVC, Arjan, or Dubai South could be your entry point.
What Has Not Changed for Golden Visa 2026
The AED 2 million requirement remains fixed.
You still receive: 10-year renewable residency, no local sponsor required, exemption from the 180-day absence rule, and the ability to sponsor your spouse, children, and parents.
Total fees remain approximately AED 9,885 to AED 10,575 for the primary applicant, covering the medical test, Emirates ID, and DLD fees.
Required Documents for Golden Visa 2026
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جواز سفر ساري المفعول (صلاحية لا تقل عن 6 أشهر)
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Title deed or e-Certificate of Title
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صورة شخصية
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Emirates ID (if available)
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التأمين الصحي
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For mortgaged properties: bank No Objection Certificate confirming no objection to residence permit issuance
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For off-plan properties: Oqood certificate and developer payment statement
What Golden Visa 2026 Means for You
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If you buy with a mortgage, you now have a clear path to 10-year residency. Just get your bank NOC in order before applying.
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If you buy off-plan, choose RERA-approved developers and ensure they have registered your project in the Oqood system.
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If your property has increased in value, get a DLD valuation certificate. The purchase price on the title deed is not your only option.
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If AED 2 million is too high, the two-year investor visa is now available with a much smaller budget. Check out the article above to learn more.
My Final Advice on Golden Visa 2026
The February 2026 change is significant. It opens the Golden Visa 2026 to buyers previously excluded — mortgage users, off-plan investors, and owners of multiple smaller properties.
Do not wait too long. I expect demand for Golden Visa 2026-eligible properties to increase as more buyers realise what has changed.
If you have questions about whether your property qualifies for Golden Visa 2026أو إذا كنت ترغب في الحصول على مساعدة في إيجاد الاستثمار المناسب لميزانيتك، فسيسعدني تقديم المساعدة.
بقلم ليليا إبراجيموفا، مؤسسة شركة أليرا العقارية
احجز استشارة مجانية
📞 +971 58 833 7903
