Property Visa · 8 min read
Dubai property visa rules change: portfolio merging between co-owners ends
Published 1 August 2026
Quick answer
From 14 July 2026, spouses and co-owners can no longer combine property portfolios to qualify for Dubai property visas. Each applicant must individually hold AED 2 million for the 10-year Golden Visa, AED 1 million (age 55+) for the 5-year retirement visa, and AED 400,000 per owner for the 2-year investor visa where a property is jointly owned. Sole owners still face no minimum for the 2-year visa.
A major Dubai property visa rules change was announced on 14 July 2026: husbands, wives and other co-owners can no longer merge their property portfolios to qualify for the Golden Visa, the retirement visa or the 2-year investor visa. Every applicant must now meet the threshold on their own.
Until this change, portfolio merging was one of the most popular routes for married couples. Two AED 1 million shares could be added together to reach AED 2 million, with one spouse applying as the main investor and sponsoring the other as a dependant. That route is now closed across all property-linked residence visas.
What changed on 14 July 2026
Merging is no longer allowed for any property-linked residence visa — the 10-year Golden Visa, the 5-year retirement visa and the 2-year property investor visa. Every applicant must qualify on the strength of their own individually held portfolio.
- No more combining husband-and-wife (or any co-owner) portfolios to reach visa thresholds.
- Golden Visa: your own share must be AED 2 million or more.
- 5-year retirement visa: age 55+ and your own share must be AED 1 million or more.
- 2-year investor visa: no minimum if the property is in one name only; AED 400,000 per applicant where there is more than one owner.
- Family sponsorship is unchanged — a qualifying owner can still sponsor a spouse and children as dependants.
This rule is new and implementation details — including how renewals of existing merged-portfolio visas will be handled — are still being clarified. Confirm your specific case before applying.
Before vs now: the rules side by side
The right-hand column shows the rules in force from 14 July 2026.
| Visa | Before | Now |
|---|---|---|
| 10-year Golden Visa | Spouses could merge shares to reach 2 million combined | 2 million held individually by each applicant |
| 5-year retirement visa (55+) | Combined husband-and-wife portfolio could reach 1 million | 1 million held individually, age 55 or above |
| 2-year investor visa — sole owner | No minimum value (earlier guideline was 750,000) | No minimum — unchanged |
| 2-year investor visa — joint owners | Shares could be combined; minimum 400,000per owner | 400,000share held individually — no merging |
| Spouse & children | Sponsored as dependants by the main applicant | Unchanged — dependants can still be sponsored |
New thresholds by visa type
10-year Golden Visa — AED 2 million, individually. The Golden Visa still requires property worth AED 2 million or more, but your own registered share must now reach that figure alone. You can still combine multiple properties registered in your own name; what you cannot do is add a co-owner's share to yours.
5-year retirement visa — AED 1 million at age 55+. Applicants aged 55 and above qualify with property worth AED 1 million, and that amount must now be held individually. A retired couple can no longer pool two AED 500,000 shares.
2-year investor visa — no minimum for sole owners, AED 400,000 per joint owner. If the property is registered in one name only, there is no minimum value. If the title deed lists more than one owner, each owner applying must hold a share worth at least AED 400,000 in their own right.
A worked example: why a 50/50 couple may no longer qualify
Ahmed and Sara jointly own a Dubai apartment worth AED 2.4 million, split 50/50. Before 14 July 2026 they could merge their shares (AED 1.2M + AED 1.2M) and secure a 10-year Golden Visa. Under the new rule each holds only AED 1.2 million individually — below the AED 2 million threshold.
However, each share is above AED 400,000, so both still qualify for the 2-year investor visa. To regain the Golden Visa route, one of them would need to individually hold AED 2 million, either by buying more property or by restructuring ownership.
Who is affected — and who is not
The change bites hardest where no single owner meets a threshold alone.
- Affected: married couples planning to merge two smaller shares to reach AED 2 million.
- Affected: retirees relying on a combined portfolio to reach AED 1 million.
- Affected: joint owners whose individual share is below AED 400,000.
- Not affected: sole owners — one name on the deed still qualifies for the 2-year visa at any value.
- Not affected: investors combining several properties they own alone.
- Not affected: dependants — a qualifying owner can still sponsor spouse and children.
What you can do now: five practical steps
Most owners caught by the change still have a route forward — it just needs to be structured correctly before filing.
- Check your title deed and confirm exactly how ownership is split and what your personal share is worth today.
- Revalue the property. Market values have risen sharply and a fresh DLD valuation may lift your individual share above the threshold.
- Consider restructuring ownership. Spouses can transfer or gift shares through the Dubai Land Department so one owner individually reaches AED 2 million.
- Pick the right visa for your share. An individual share of AED 400,000+ keeps you resident on the 2-year investor visa while you build towards the Golden Visa.
- Apply, then sponsor your family. Once you qualify individually, your spouse and children can be added as dependants exactly as before.
How the 2-year investor visa got here
The 2-year property visa has changed several times in quick succession. For years it carried a recommended minimum property value of AED 750,000. Dubai then scrapped the minimum entirely for sole owners, while setting a floor of AED 400,000 per person where a property had more than one owner. On 14 July 2026, portfolio merging between co-owners was discontinued across all property visas.
Frequently asked questions
Can my spouse and I still combine our properties for a Golden Visa?
No. As of 14 July 2026, merging husband-and-wife portfolios is no longer allowed. Each applicant must individually hold AED 2 million or more in property to qualify for the 10-year Golden Visa.
When did the new no-merging rule take effect?
The change was announced on 14 July 2026 and applies to the 10-year Golden Visa, the 5-year retirement visa and the 2-year property investor visa.
Can I still combine multiple properties that I own alone?
Yes. The ban applies to merging portfolios between different people. Combining the values of several properties registered solely in your own name is still allowed.
What is the minimum property value for the 2-year investor visa in Dubai?
If the property is in one name only, there is no minimum value. If the title deed has more than one owner, each applicant must individually hold a share worth at least AED 400,000.
What happened to the AED 750,000 investor visa requirement?
That guideline was removed earlier. It was replaced by no minimum for sole owners and an AED 400,000 individual share requirement where a property has multiple owners.
What are the requirements for the 5-year retirement visa?
You must be 55 or older and individually own property worth AED 1 million or more. Combined spousal portfolios are no longer accepted.
Can one spouse still sponsor the other as a dependant?
Yes. Family sponsorship is unchanged. Once one owner qualifies individually, they can sponsor their spouse and children as dependants for the same duration as their own visa.
We jointly own AED 2 million of property 50/50 — do we qualify for the Golden Visa?
Not under the new rule, because each of you individually holds only AED 1 million. Each of you would still qualify for the 2-year investor visa since each share exceeds AED 400,000, or you could restructure ownership so one spouse individually holds AED 2 million.
Can we transfer shares between spouses to meet the threshold?
Ownership can be restructured through a Dubai Land Department transfer, such as a gift transfer between first-degree relatives, so that one owner individually reaches the required value. Take professional advice before making changes.
Does the new rule affect visas already issued using merged portfolios?
Existing visas remain valid until expiry. How renewals of merged-portfolio visas will be treated is still being clarified, so holders should verify their position well before the renewal date.
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