Dubai’s property-linked residency remains one of the most misunderstood areas of the UAE Golden Visa framework. Every week, we speak to investors who have been told conflicting things — “Any property works.” “It must be cash only.” “Off-plan is not allowed.” Some of that is outdated. Some of it is simply wrong.
This guide explains what is freehold property requirement for Golden Visa Dubai in 2026, using verified government sources and recent regulatory updates. If you’re considering applying through real estate investment, this article will help you avoid costly mistakes and structure your eligibility correctly.
The Legal Framework Behind Property-Based Golden Visa
The UAE Golden Visa operates under Cabinet Resolution No. 56 of 2018 and subsequent amendments, administered by the Federal Authority for Identity, Citizenship, Customs and Ports Security (ICP) and Dubai’s General Directorate of Residency and Foreigners Affairs (GDRFA).
According to the UAE Government Portal, real estate investors may qualify for a 10-year renewable Golden Visa if they meet specific property investment thresholds.
Dubai Land Department (DLD) and ICP jointly verify property ownership, valuation, encumbrances, and title type before visa approval.
What Is Freehold Property Requirement for Golden Visa Dubai?
To qualify through real estate in 2026, your property must meet all of the following:
1 The Property Must Be Freehold
The property must be located in a designated freehold area in Dubai, meaning you hold full ownership rights (not leasehold, usufruct, or Musataha).
Freehold zones include areas like:
- Downtown Dubai
- Dubai Marina
- Business Bay
- Palm Jumeirah
- JVC
- Dubai Hills Estate
- Arabian Ranches
The official list of freehold areas is regulated by Dubai Land Department (DLD).
Leasehold properties (common in certain emirates) do not qualify.
2 Minimum Property Value: AED 2 Million
As of 2026, the required investment threshold remains:
AED 2,000,000 or more
This can be:
- A single property worth AED 2M+
- Multiple properties combined totaling AED 2M+
- Off-plan property meeting value conditions
- Mortgaged property (with conditions)
This threshold is confirmed under official UAE Government Golden Visa guidelines. The UAE Government Portal clearly states that real estate investors qualify for a 10-year renewable Golden Visa when they own property valued at AED 2 million or more.
Dubai Land Department also outlines investor eligibility requirements through its official Golden Visa service channels, confirming the AED 2 million minimum investment requirement for property-based applications.
The AED 2 million threshold remains the operative standard in 2026. There has been no official announcement lowering this amount. Market rumors suggesting reduced investment requirements have not been reflected in federal policy or Dubai Land Department regulations.
3 Property Must Be Fully Owned (Title Deed Issued)
A valid Title Deed issued by Dubai Land Department is required.
For off-plan properties:
- The project must be approved by DLD
- The paid amount must equal or exceed AED 2M
- Oqood (interim registration) is accepted if payment threshold is met
Incomplete payment plans below AED 2M paid value do not qualify — even if the total purchase price exceeds AED 2M.
This is one of the most common rejection reasons.
4 Mortgaged Property Is Allowed (Bank NOC No Longer Mandatory)
Mortgaged properties can qualify for the Golden Visa, provided:
- Total property value is AED 2M or more
- The investor’s paid equity in the property reaches AED 2M or more
Under the latest procedural updates, a bank No Objection Certificate (NOC) is no longer mandatory to process a property-based Golden Visa application. Previously, applicants with mortgaged properties were required to obtain an NOC from the financing bank before submission. This requirement has now been removed as part of procedural streamlining.
However, the property must still be officially registered with Dubai Land Department, and the paid amount toward the property must meet the AED 2 million threshold. Authorities verify ownership and payment status directly through the land registry system.
While an NOC is not required under the new process, applicants should ensure their mortgage account is in good standing and properly reflected in DLD records to avoid delays during verification.
5 Joint Ownership Rules
If property is jointly owned:
- Each applicant must hold a share worth AED 2M individually
OR - Spouses can combine ownership if total equals AED 2M and marriage certificate is attested
Sibling co-ownership generally does not qualify unless each share independently meets the threshold.
Why Freehold Status Matters (And Why Leasehold Fails)
Dubai operates on a dual ownership structure:
| Freehold | Leasehold |
| Full ownership rights | Right to use property for 10–99 years |
| Transferable and inheritable | Ownership reverts after lease |
| Eligible for Golden Visa | Not eligible |
Golden Visa is structured as an investment-linked residency. Authorities require asset-backed ownership, not temporary usage rights.
This distinction is strictly enforced during DLD verification.
2026 Market Trends: Why Property Golden Visa Is Surging
Dubai remains the exclusive emirate issuing property-linked Golden Visas in 2026, making its freehold market the primary focus for high-value investors. A 2025 Gulf News property analysis reported that Dubai developers expect continued high interest in AED 2 M+ properties for 10‑year residency purposes and that this segment remains the most popular route for securing long‑term residency via real estate.
According to Dubai Land Department (DLD) data, properties priced AED 2 million and above — the official eligibility threshold — continue to dominate transactions in prime freehold zones such as Downtown Dubai, Dubai Marina, Palm Jumeirah, Business Bay, and Dubai Hills Estate.
The surge is driven by more than just investment potential:
- 10-year renewable residency provides long-term stability
- Ability to sponsor family members makes it attractive for expatriates
- No sponsor requirement allows flexibility in employment or business
High-value property ownership is increasingly seen as both a residency asset and financial investment, creating a steady, well-structured demand in Dubai’s freehold market.
Valuation Accuracy: A Hidden Risk Most Investors Ignore
One of the biggest pitfalls we see at Golden Visa UAE involves valuation mismatches.
Sometimes:
- Purchase price does not match official valuation
- Bank valuation is lower than expected
- Joint ownership is incorrectly structured
If the official recognized value falls below AED 2M, eligibility collapses — even if you paid more.
We’ve explained this risk in detail here:
How Accurate Property Valuations Help You Qualify for a Golden Visa
Getting valuation clarity before submission can prevent delays or rejection.
Common Myths About Freehold Property Requirement
Myth 1: Any property worth AED 2M qualifies
Reality: It must be freehold, DLD-registered, and meet the paid-value threshold.
Myth 2: Off-plan never qualifies
Reality: Off-plan qualifies if AED 2M is paid and properly registered.
Myth 3: Mortgage disqualifies you
Reality: Mortgage is permitted if AED 2M threshold and NOC conditions are satisfied.
Myth 4: Commercial property does not qualify
Reality: Certain commercial freehold properties can qualify if ownership and valuation criteria are met.
Step-by-Step: How Authorities Verify Eligibility
- Title deed verification via DLD system
- Encumbrance check (mortgage or lien review)
- Valuation cross-check
- ICP eligibility screening
- GDRFA security clearance
ICP digital systems are integrated with land registries, allowing efficient cross-verification of ownership and registration data.
Applications submitted under incorrect property classification are more likely to face delays or rejection.
FAQ: Freehold Property Requirement for Golden Visa Dubai
Can leasehold property qualify for Golden Visa in Dubai?
No. Only freehold property in designated zones qualifies.
Does the AED 2 million need to be paid fully?
Yes. The amount paid must equal or exceed AED 2 million for eligibility.
Can I combine two properties to reach AED 2M?
Yes, multiple freehold properties can be combined if the total value meets AED 2M.
Is property valuation or purchase price considered?
Authorities rely on recognized property value and paid amount as verified through DLD systems.
Can I sell the property after getting Golden Visa?
If you sell and no longer meet eligibility criteria, visa cancellation may occur.
Does property Golden Visa require staying in UAE?
There is no strict minimum stay requirement similar to traditional residence visas, but maintaining eligibility remains essential.
Final Thoughts: The Reality Behind Freehold Requirement
The freehold property requirement for Golden Visa Dubai is precise and documentation-driven.
It comes down to:
- Freehold ownership
- AED 2 million minimum threshold
- Verified title deed
- Paid amount confirmation
- Clean ownership structure
Where investors go wrong is not in buying property — it is in assuming eligibility without verifying technical compliance.
In 2026, scrutiny is structured and digital. Documentation must align correctly with DLD and ICP systems. When structured properly, property remains one of the most stable and straightforward pathways to securing a 10-year UAE Golden Visa.
Ready to Check If Your Property Qualifies?
If you’re unsure whether your freehold property meets the Golden Visa Dubai requirement, our team at Golden Visa UAE has processed 2,500+ successful applications and can review:
- Title deed compliance
- Mortgage structuring
- Joint ownership positioning
- Valuation considerations
- Eligibility category alignment
Book a confidential consultation today and get clarity before you apply.
Because in Dubai’s Golden Visa system, precision matters.
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How Accurate Property Valuations Help You Qualify for a Golden Visa
