Golden Visa 2026 Update: You No Longer Need 50% Down — Here's What Changed for Off-Plan Buyers

On February 20, 2026, the UAE quietly rolled out one of the most significant changes to the Golden Visa property pathway since the programme launched in 2019. The Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) confirmed that property investors no longer need to have paid 50% of their property's value upfront to qualify for a 10-year Golden Visa.

If you've been following the Golden Visa rules over the past few years, you know how much confusion the 50% rule caused — especially for off-plan buyers who were still on developer payment plans and mortgage holders who weren't sure whether their loan balance counted against them. That confusion is now resolved.

This article breaks down exactly what changed, who benefits, how to apply under the new rules, and what this means for Dubai's property market. If you're looking for the full overview of the Golden Visa programme, see our complete 2026 Golden Visa guide.

What Changed on February 20, 2026

The core change is simple: the 50% payment threshold for property-based Golden Visa applications has been eliminated. Previously, if you bought a property worth AED 2 million, you needed to prove that at least AED 1 million had been paid — either in cash to the developer or as equity in a mortgaged property. That requirement no longer exists.

The change was implemented through an update to the executive regulations of Federal Decree-Law No. 29 of 2024 on entry and residence of foreigners. The ICP updated its systems and guidelines, and the GDRFA Dubai confirmed the same day that the new criteria are in effect for all applications submitted from February 20 onward.

Who Benefits Most from This Change

While the rule change applies to all property-based Golden Visa applications, three groups of buyers stand to benefit the most.

1. Off-Plan Buyers on Payment Plans

This is the biggest win. Under the old rules, if you bought an off-plan apartment for AED 2.5 million on a 60/40 payment plan — 60% during construction, 40% on handover — you couldn't apply for a Golden Visa until you'd paid AED 1.25 million (50%). If the developer's schedule had you paying 10% at booking, 10% every quarter, you might have waited 12–18 months before hitting the threshold.

Now, you can apply for a Golden Visa as soon as your Sales Purchase Agreement (SPA) is registered with the Dubai Land Department (DLD) as an Oqood (off-plan registration). The property just needs to be valued at AED 2 million or above on the contract.

For a detailed breakdown of common payment structures, see our guide on Dubai developer payment plans explained.

2. Mortgage Holders

The old 50% rule was particularly confusing for mortgage holders. If you bought a property for AED 3 million with an 80% mortgage (AED 2.4M loan), your equity was only AED 600,000 at purchase — well below the AED 1.5M threshold (50% of AED 3M). You'd need to pay down your mortgage for years before qualifying.

Under the new rules, the full purchase price of AED 3 million counts toward the Golden Visa threshold. Your outstanding loan balance is irrelevant. We covered the old equity confusion in detail in our article on Golden Visa with a mortgaged property — that article's core problem is now resolved.

3. Combined-Title Owners

If you own multiple properties that individually fall below AED 2 million but add up to the threshold, you've always been allowed to combine them. However, the old 50% rule applied to each property. So if you owned two apartments worth AED 1.2 million each, you needed AED 600K paid on each — a total of AED 1.2 million.

Now, the combined purchase value just needs to reach AED 2 million. If you own a studio worth AED 800,000 and a one-bedroom worth AED 1.3 million, the total is AED 2.1 million, and you qualify — regardless of how much you've paid on either.

The AED 2 Million Threshold: What Counts and What Doesn't

The AED 2 million minimum remains the cornerstone of the property Golden Visa pathway. Here's what the authorities consider when evaluating your application:

What Counts

• Purchase price on the title deed — This is the primary reference. The DLD-registered purchase price is what matters, not the current market value or a property valuation.
• Oqood registration value — For off-plan properties, the value registered in the Oqood system is used.
• Multiple properties combined — You can add up properties across different areas, different types (residential only), and even different emirates (though Dubai-based applications are processed through GDRFA Dubai).

What Doesn't Count

• Current market valuation — If you bought a property for AED 1.8 million and it's now worth AED 2.5 million, the purchase price (AED 1.8M) is what the authority sees. You do not qualify based on market appreciation alone.
• Commercial properties — The property Golden Visa pathway applies to residential properties only. Commercial, industrial, and mixed-use properties on commercial titles do not qualify.
• Properties held through offshore companies — The property must be held in your personal name or through a UAE-registered company where you are the sole or majority owner.
• Inherited properties (without title transfer) — If the title deed hasn't been transferred to your name, you cannot use the property for your application.

For a complete comparison of property types and their investment profiles, read our guide on off-plan vs. ready property in Dubai.

Off-Plan Properties Now Fully Qualify

This deserves its own section because it's the most impactful change for the Dubai market. Dubai's off-plan segment accounted for approximately 65% of all property transactions in 2025, and a significant portion of buyers are international investors who specifically want the Golden Visa as part of their purchase decision.

Here's how the process works now for off-plan buyers:

1. Purchase an off-plan property worth AED 2 million or more from a RERA-registered developer.
2. Sign the SPA and have it registered with DLD through the Oqood system. You'll receive an Oqood certificate.
3. Apply for the Golden Visa using the Oqood certificate as proof of property ownership. No need to wait for handover or any specific payment milestone.
4. Maintain the property — if you cancel the off-plan purchase or the SPA is terminated, your Golden Visa can be revoked.

This is a game-changer for developers marketing to international buyers. Previously, sales teams had to explain the 50% payment timeline before buyers could get their visa. Now, the visa benefit is immediate upon registration.

Important Caveat: The Property Must Stay Active

The Golden Visa is linked to property ownership. If you sell, cancel, or lose the property, your visa eligibility is affected. For off-plan properties specifically:

• If the SPA is cancelled (by you or the developer), you must notify the authorities. Your Golden Visa may be cancelled or you'll be given a grace period to acquire another qualifying property.
• If the project is delayed or cancelled by the developer, RERA's escrow regulations protect your funds, but your visa status may need to be reassessed.
• Reselling the off-plan unit (title transfer through Oqood) means the new buyer becomes eligible, and you lose your qualification unless you have another qualifying property.

Mortgaged Properties: No More Equity Confusion

The old rule created a genuinely confusing situation for mortgage holders. Here was the problem: the regulation stated that the investor must have "paid" at least 50% of the property value. For mortgage holders, this was interpreted differently by different typing centres and even different GDRFA officers.

Some interpreted "paid" as the total amount disbursed (including the bank's mortgage payment to the developer), meaning you qualified if your down payment plus mortgage equalled 50% of the value — which made no practical sense since most mortgages cover 75–80%. Others interpreted it as equity only — the property value minus outstanding loan balance — which was much harder to meet.

The new rule eliminates this ambiguity entirely. The qualifying criterion is the purchase price on the title deed, period. Whether you paid cash, took a 90% mortgage, or anything in between doesn't matter.

Combined Titles: Multiple Properties Adding Up to AED 2M

The ability to combine multiple residential properties to reach the AED 2 million threshold has existed since the Golden Visa programme expanded in 2022. The February 2026 change makes this pathway significantly more accessible.

How It Works Now

You can submit title deeds or Oqood certificates for multiple residential properties. The DLD or relevant land authority provides a portfolio letter confirming total ownership value. The combined purchase price (as registered on each title deed) must equal or exceed AED 2 million.

Example Scenarios

Note: all properties must be residential and registered in your name. You can combine off-plan (Oqood) and ready (title deed) properties in the same application.