Abu Dhabi Golden Visa through property: the 2026 rules

Buying property in Abu Dhabi worth AED 2 million or more can qualify you for the UAE's 10-year, renewable Golden Visa. It's one of the main reasons overseas buyers choose the UAE, and Abu Dhabi applies its own rules on how that AED 2 million is counted.

The basics

• Minimum value: AED 2,000,000 in property.
• Visa length: 10 years, renewable as long as you keep the qualifying property.
• No sponsor needed, and no requirement to stay in the UAE a minimum number of days to keep it valid.
• More than one property: federal rules allow a group of properties to add up to AED 2 million, provided they're in your name.

How Abu Dhabi counts the AED 2 million

Ready property, no mortgage

The simplest case. The property value (confirmed by a property value certificate) must be at least AED 2 million.

Mortgaged property

Abu Dhabi looks at your own capital, not the full price. The amount you've paid, outside the bank's loan, needs to reach AED 2 million. For example, on an AED 5 million villa, the mortgage could not exceed AED 3 million for the property to qualify.

Off-plan property

Off-plan homes from an approved developer can qualify, but in Abu Dhabi you typically need proof that you've paid AED 2 million to the developer, not just signed for a property worth AED 2 million. On a payment plan, that might mean waiting until enough instalments are paid, or paying more upfront.

That's an important difference from many Dubai guides you'll read online, where the rules are described differently.

Who you can sponsor

• Your spouse
• Your children (rules on age limits for sons and daughters are set by ICP, so confirm current limits)
• In many cases, your parents
• Domestic workers, under the usual UAE rules

How to apply in Abu Dhabi

1. Get your property documents ready: title deed (or off-plan SPA and payment receipts), property value certificate, and a bank letter if mortgaged.
2. Apply through TAMM (Abu Dhabi's government services platform) if you're a resident, or through the Abu Dhabi Residents Office channel if you're applying from abroad.
3. Complete the medical test, Emirates ID biometrics and health insurance in the UAE.
4. Add your family once your own visa is issued.

Government fees for the main applicant typically come to around AED 10,000, with extra fees for each family member. Exact amounts depend on the channel and whether you apply from inside the UAE.

Which properties make sense for the visa?

If the visa is a main goal, look at ready or near-ready homes around the AED 2 million mark, or off-plan projects where you can reach AED 2 million paid early. Areas like Yas Island, Al Reem and Saadiyat have plenty of options at that level, and the rental income can help cover the cost.

Frequently asked questions

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