UAE Scraps 50% Upfront Payment Rule for Property Golden Visa

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UAE scraps 50% upfront Golden Visa rule - AED 2M total value now sufficient to qualify, boosting buyer access.

A UAE policy circular published on 20 February 2026 confirms the 50% upfront payment requirement for the Property Golden Visa has been removed.
Only the total DLD-certified property value needs to reach AED 2 million - the payment schedule at application is no longer a qualifying factor.
Off-plan, mortgaged and combined title-deed portfolios all qualify, provided aggregate value meets the AED 2 million mark.
Mortgage brokers are predicting a surge in 80-85% loan-to-value products as banks design longer-tenor loans for residency-driven buyers.
Analysts project 8-12% price increases in the AED 2-3 million property segment during H1 2026 due to expanded eligibility.
Corporate mobility teams are advised to review housing allowances and consider property-purchase incentives for senior executives on long-term UAE assignments.

Dubai Land Department Confirms New Golden Visa Property Threshold Rules

The UAE's Property Golden Visa has long been one of the most important residency pathways for international real estate investors. The programme, administered by the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), grants a 10-year renewable residence permit to property investors meeting the AED 2 million minimum value threshold. A policy circular published on 20 February 2026 formalises a significant relaxation in how that threshold can be satisfied.

Applications are processed through the General Directorate of Residency and Foreigners Affairs (GDRFA) for Dubai properties, or directly through the ICP UAE portal at the federal level. To qualify, properties must be registered in approved UAE freehold zones and supported by a current Dubai Land Department (DLD) valuation certificate - not simply the purchase price on the original contract. This DLD-assessed value, rather than the amount paid at the time of application, is now the single qualifying financial criterion.

What Changed on 20 February 2026

A policy circular dated 20 February 2026 confirms that investors no longer need to pay 50% of a property's value upfront to qualify for the Property Golden Visa. The previous minimum upfront payment of AED 1 million has been removed. Only the property's total DLD-certified value needs to reach AED 2 million; the payment schedule at the time of application is now immaterial.

This removes a meaningful liquidity barrier for investors using bank mortgages or developer instalment plans. Off-plan purchases, completed units, mortgaged properties and combined portfolios - where two or more properties are pooled under a single applicant's name - all qualify, provided the aggregate DLD-certified value meets the mark.

Who Now Qualifies

The updated rules extend eligibility across a wide range of property structures. Residential apartments, villas, townhouses and penthouses in approved freehold zones all qualify, as do eligible commercial units such as offices and retail spaces. Family members - including a spouse, children of any age, parents and domestic staff - can be included in a single application.

Minimum property value: AED 2 million (approximately USD 545,000), based on a current DLD valuation certificate
Eligible property types: Residential and eligible commercial units in approved UAE freehold zones
Portfolio pooling: Two or more properties can be combined to reach the AED 2 million threshold
Mortgage eligibility: Any UAE Central Bank-supervised lender qualifies; a bank No Objection Certificate is required
Residency requirement: None - Golden Visa holders have no minimum stay obligation to maintain validity
Retention period: The qualifying property must be held for a minimum of two years from visa issuance

Documentation Standards Remain Strict

While financial access conditions have broadened, the DLD has not relaxed its verification standards. Three mandatory documents remain in force: official developer certification, contract registration in the Ministry of Justice system, and bank transfer records consistent with the declared transaction amount.

For mortgaged properties, applicants must obtain a No Objection Certificate from the lending bank and a mortgage statement confirming the paid and outstanding balance. Transfers from unregulated offshore accounts, and cash payments exceeding AED 55,000, trigger automatic compliance alerts that pause applications pending audit. Advisers recommend ensuring full consistency between DLD valuation records and lender documentation before filing.

Mortgage Market and Pricing Impact

The rule change is expected to reshape both mortgage product design and property pricing in the AED 2-3 million segment. According to VisaHQ, mortgage brokers predict a surge in 80-85% loan-to-value (LTV) products - meaning the buyer's minimum cash contribution could fall to as low as 15-20% - as banks compete for residency-motivated buyers. UAE Central Bank maximum LTV rules still apply, however: 80% for expatriate first-property purchases.

Analysts cited by noticias.ae project price increases of 8-12% in the AED 2-3 million segment during H1 2026. This price band now attracts dual interest as both a real estate asset and a migration tool, creating concentrated demand. Developers including Emaar and DAMAC have responded with flexible payment plans, spreading the initial outlay over 24 quarterly instalments without interest.

Off-plan buyers also gain a materially faster residency timeline. Under the updated rules, Golden Visa eligibility is established from contract signature - rather than from the point of title deed registration - potentially accelerating approval by 18 to 36 months.

Implications for Corporate Mobility Teams

For HR and corporate mobility teams, the rule change creates a new retention lever for senior executives on long-term UAE assignments. Advisers recommend that employers review housing allowances and assess whether property-purchase incentives should form part of long-term assignment packages. An executive who commits to a qualifying property purchase can now do so with mortgage financing and still secure 10-year residency status.

Government fees for a 10-year Golden Visa application total approximately AED 9,885, covering medical examination, Emirates ID, residency confirmation, DLD fees and administrative charges. Applications are processed at the DLD Cube service centre at Dubai World Trade Centre, or online through the ICP portal and GDRFA smart services.

What Clients are Asking their Advisors

What does the UAE Golden Visa upfront payment rule change mean for property buyers?

Previously, buyers using a mortgage or instalment plan needed to pay at least 50% of the property value - or AED 1 million - upfront before qualifying for the Golden Visa. Under the February 2026 policy circular, only the total property value needs to reach AED 2 million; how much has been paid at the time of application no longer affects eligibility.

How do I apply for a UAE Golden Visa through a mortgaged property?

You will need a No Objection Certificate from your lending bank, a mortgage statement showing the paid and outstanding balance, and a current DLD valuation certificate confirming the property value is AED 2 million or more. Applications are submitted through the GDRFA Dubai portal or the DLD Cube service centre, with total government fees of approximately AED 9,885 for a 10-year permit.

Does the Golden Visa upfront payment change apply to Abu Dhabi properties, or only Dubai?

The Golden Visa is a federal programme administered by ICP, so the AED 2 million threshold and the removal of the upfront payment requirement apply nationally. Abu Dhabi applicants submit property valuations through the TAMM portal rather than the DLD, and should verify current requirements with the relevant authority before applying.

What happens to my UAE Golden Visa if I sell my property or refinance my mortgage?

The qualifying property must be retained for a minimum of two years from the date of visa issuance; selling before this period risks cancellation of residency status. Any refinancing should be timed carefully around visa renewal milestones, and advisers recommend obtaining an updated DLD valuation certificate before completing any transaction.