Quick answer: The UAE Golden Visa investor routes need AED 2 million: property you own worth at least AED 2,000,000, or AED 2,000,000 of capital in public investments, or a contribution to an establishment paying at least AED 250,000 a year in taxes.
How it's calculated
The federal portal u.ae, citing ICP, lists investors in public investments or real estate with a minimum capital of AED 2 million, or property ownership or a contribution to an establishment paying at least AED 250,000 a year in taxes. Several properties can be added together to reach the property value.
Mortgages and off-plan property are handled by each emirate. Abu Dhabi's Department of Economic Development allows mortgages from national banks but requires the investor's own capital (value minus outstanding mortgage) to be at least AED 2,000,000, and off-plan buyers to have paid at least AED 2,000,000 to an approved developer. Dubai Land Department sets the rules for Dubai property. The calculator shows the Abu Dhabi own-capital test separately.
Other routes (entrepreneurs, skilled professionals, outstanding students, scientists and creative talent) are judged on documents rather than a single amount, so they are not part of this check. Use the ICP eligibility service for those.
Buying with finance? The mortgage calculator works out the monthly payment.
Worked examples
- Property 2,500,000, no mortgage: 2,500,000 ≥ 2,000,000 → real estate route met
- Property 3,000,000 with 1,500,000 mortgage (Abu Dhabi): 3,000,000 − 1,500,000 = 1,500,000 < 2,000,000 → not met
- Company paying 300,000 a year in taxes: 300,000 ≥ 250,000 → met
Frequently asked questions
How much property do I need for a UAE Golden Visa?
Property worth at least AED 2 million, in one or more units. With a mortgage, Abu Dhabi requires your own share (value minus the loan) to be at least AED 2 million; check the Dubai Land Department for Dubai.
Can I get a Golden Visa with a mortgaged property?
Yes, under conditions set by each emirate. In Abu Dhabi the loan must be from a national bank and your own capital in the property must be at least AED 2 million.
What counts as public investment?
Capital of at least AED 2 million, for example a deposit in an investment fund or capital in a company, or being a partner in an establishment that pays at least AED 250,000 a year in taxes.
How long is the Golden Visa?
u.ae lists 10 years for public investors and 5 years for real estate investors; Abu Dhabi lists 10 years for real estate investors. ICP confirms the period when it approves the application.
How much is AED 2 million in US dollars?
About 544,588 USD at the fixed rate of 3.6725 dirhams to the dollar.
Where do I apply?
Through the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP). In Dubai, applications go through GDRFA.