Dubai Golden Visa Property: How to Get 10-Year UAE Residency Through Real Estate

What the 10-year UAE Golden Visa is

The UAE Golden Visa is a long-term residency permit introduced in 2019 and expanded substantially in 2022 under Cabinet Resolution No. 65 of 2022. Unlike a standard employment or investor visa, which is tied to an employer or a company and typically valid for two years, the Golden Visa is issued for 10 years, is self-sponsored, and is automatically renewable as long as the qualifying conditions are still met at renewal. Holders are not subject to the six-month rule that cancels ordinary residency when the holder stays outside the UAE for too long.

Several routes exist: investors in public funds or companies, entrepreneurs, scientists, doctors, outstanding students, and real estate investors. The property route is by far the most used by foreign buyers because the threshold is clear, the asset produces income and the application in Dubai is administered through the Dubai Land Department (DLD) in coordination with the General Directorate of Residency and Foreigners Affairs (GDRFA), which has made the process largely predictable. Investors comparing this with the broader case for buying should read our guide on how to invest in Dubai real estate.

Property eligibility rules for the Golden Visa

The core requirement is ownership of real estate in the UAE with a value of at least AED 2,000,000 (roughly USD 545,000). The rules as applied by the DLD in 2025 and 2026 are as follows; they have been relaxed several times since 2019, so always confirm the current position before purchasing.

Value and ownership

• The AED 2M figure is the purchase value recorded on the title deed or Oqood, not a current market valuation. A property bought for AED 1.8M that is now worth AED 2.2M does not qualify on its own.
• Only the applicant's share counts. Joint owners can each apply if each share is worth AED 2M or more; spouses who co-own can usually apply on a combined share of AED 2M, with the spouse then sponsored as a dependant.
• The property must be residential, commercial or mixed-use freehold. Leasehold and usufruct rights generally do not qualify.

Off-plan property

Since 2022, off-plan property qualifies, provided the project is registered with RERA and purchased from an approved developer, the Oqood is registered in the applicant's name, and the applicant has paid the amount required by the DLD at the time of application. In practice, buyers of off-plan units from major developers such as Emaar, Damac, Sobha and Nakheel have been able to apply once the DLD confirms the registration, although some applications are processed only after a minimum paid amount is reached. We confirm the status project by project before recommending a unit for visa purposes.

Mortgaged property

A property bought with a mortgage can qualify. Earlier rules required a minimum paid-up amount; the current practice is that the total property value must be AED 2M or more and the bank must issue a no-objection letter confirming the loan and the outstanding balance. Rules have varied on whether a minimum of AED 2M must have been paid to the bank, so mortgaged applicants should expect this to be checked at the DLD stage.

Multiple properties

The threshold can be met by combining two or more properties as long as all are registered in the applicant's name and the sum of their title deed values reaches AED 2M. This allows an investor to hold, for example, two AED 1M apartments in JVC or Business Bay for yield and still obtain the visa.

Step-by-step Golden Visa application through property

1. Acquire a qualifying property. Complete the purchase and obtain the title deed or Oqood in your name from the DLD. Our guide on how to buy property in Dubai covers this stage.
2. Obtain a DLD valuation certificate or letter if needed. For combined properties or borderline values, the DLD issues a certificate confirming the qualifying value. In many straightforward cases the title deed alone is sufficient.
3. Apply through the DLD Cube or the Dubai REST app. The DLD operates a dedicated Golden Visa desk (the "Cube" at its Deira headquarters) that handles the initial eligibility approval and the referral to GDRFA in one visit. Applications can also be submitted online via Dubai REST.
4. Medical fitness test and biometrics. The applicant attends a government-approved medical centre for a blood test and chest X-ray, then provides fingerprints at an Emirates ID centre. Both are usually done within a day or two.
5. Cancel any existing visa. If you currently hold a UAE residency or visit visa, it is cancelled or amended before the Golden Visa is issued. Applicants outside the UAE receive an entry permit first and complete the process on arrival.
6. Visa issuance and Emirates ID. The Golden Visa is stamped electronically and the Emirates ID card is delivered by post or collected. From that point you can sponsor family members.

Applicants who are already in Dubai and hold a completed property with a clean title deed regularly finish the whole process in one to three weeks. Cases involving off-plan units, mortgages or combined properties take longer.

Documents required

• Original title deed(s) or Oqood certificate(s) in the applicant's name, showing a combined value of AED 2M or more.
• Passport valid for at least six months, and current UAE visa or entry stamp if applicable.
• Passport-size photograph against a white background, meeting ICP specifications.
• Emirates ID if already resident, or the cancelled visa confirmation if converting.
• Bank no-objection letter and mortgage contract if the property is financed.
• Proof of payment from the developer for off-plan units, where the DLD requires a minimum paid amount.
• Health insurance valid in the UAE; this is compulsory for issuance and for each sponsored dependant.
• For dependants: attested marriage certificate for a spouse and attested birth certificates for children, translated into Arabic where the original is in another language.

Attestation means legalisation in the country of issue, then by the UAE embassy there, then by the UAE Ministry of Foreign Affairs. This step is the most common source of delay for European and North American applicants and should be started before the property purchase completes.

Timeline and fees

Government fees are moderate compared with residency-by-investment programmes elsewhere. The figures below are the ranges we have seen across applications in 2025 and early 2026; exact amounts depend on the applicant's status, whether the application is filed in person or online and which typing centre is used.

Each sponsored family member adds roughly AED 3,000 to 6,000 in government fees plus medical (adults) and insurance. At renewal after 10 years, the applicant must still own qualifying property worth AED 2M or more; if the property has been sold, the visa lapses at renewal, although selling during the term does not usually trigger immediate cancellation. The DLD also offers a fast-track service at additional cost for applicants who need issuance within days.

Family sponsorship

One of the main advantages of the property Golden Visa over a standard investor visa is the scope of family sponsorship. The main applicant can sponsor:

• Spouse, for the same 10-year term.
• Children of any age, following the 2022 amendments; sons are no longer limited to age 25 as under the standard residency rules, and unmarried daughters are covered without age limit.
• Parents, subject to health insurance and, in some cases, an additional deposit.
• Domestic workers, without limit on number, which is relevant for families relocating with staff.

Sponsored family members hold their own 10-year residency linked to the main applicant, can work with a standard work permit, open bank accounts, enrol in schools and universities and obtain UAE driving licences. If the main applicant dies, family members retain their residency until the end of the visa term, a protection that ordinary residency does not offer.

Benefits compared with standard residency

The Golden Visa does not, on its own, confer tax residency. To obtain a UAE Tax Residency Certificate, an individual normally needs to spend 183 days in the country in a 12-month period, or 90 days with a UAE residence, employment or business, under Cabinet Decision No. 85 of 2022. For investors whose main goal is to change tax residence, the visa is a prerequisite but time spent in the UAE remains the decisive factor. Our article on Dubai property tax benefits for foreign investors covers this in more depth.

Best properties and areas to reach the AED 2M threshold

The visa threshold should not distort the investment decision. A AED 2M purchase that yields 4 percent and resells slowly is a poor trade against two AED 1M units that yield 7 percent and also qualify when combined. The table below shows where AED 2M to 3M currently buys a sensible asset, with indicative gross yields for 2025 to 2026.

Two practical notes. First, an off-plan unit from a developer with a delivered track record, such as Emaar, Sobha or Ellington, is often the most efficient route because launch pricing is below ready stock and the DLD accepts registered Oqood for the application. Second, the combined-property route allows a mix, for example one AED 1.2M apartment in JVC for yield and one AED 900K studio in Business Bay, both from our current off-plan listings. Our article on Golden Visa real estate investment compares these strategies, and the free OffPlanSimulator models the cash flow of each.

Common reasons Golden Visa property applications are refused or delayed

• Purchase value below AED 2M on the title deed. Applications relying on a current valuation rather than the recorded price are typically rejected; combining a second property is the usual fix.
• Property registered to a company. A unit held through an offshore or free zone company does not qualify the individual shareholder unless the title is transferred to the person, which triggers a DLD fee.
• Off-plan unit from a project that is not yet registered or paid to the required level. Confirm the Oqood is issued and the paid amount meets the DLD's current requirement before applying.
• Missing bank NOC on mortgaged property, or a mortgage structure that the DLD considers not to meet the paid-up condition.
• Unattested family documents. Marriage and birth certificates without full legalisation and Arabic translation delay dependants' visas by weeks.
• Medical test failure for specific communicable diseases, which results in refusal under UAE residency rules for any visa type.
• Unpaid service charges or DLD fees on the property, which can block the issuance of supporting DLD documents.

How Cevitas handles the Golden Visa end to end

Cevitas Real Estate LLC is a RERA-licensed brokerage based at NGI House, 9th floor, Port Saeed, Deira, a short distance from the DLD headquarters where Golden Visa applications are processed. Founded in 2023 by Ahmed Benjas, who also built the Sofara ambassador network and OffPlanSimulator, the firm has helped investors from Europe, the Middle East, Africa and Asia structure property purchases that qualify for residency.

• Property selection with the visa in mind. We shortlist units that reach AED 2M efficiently, verify with the DLD that the specific project or building qualifies, and model the yield so the visa does not come at the cost of a weak asset.
• 0 percent buyer commission on off-plan. The developer pays our fee, so a visa-qualifying off-plan purchase costs the same as buying direct, with pre-launch access to pricing and allocations.
• Application management. We prepare the document file, coordinate the DLD eligibility step, the medical and biometrics appointments, GDRFA submission and Emirates ID issuance, and handle dependants' visas.
• After issuance. Bank account introductions, Ejari and letting, and renewal tracking at the ten-year mark.

To check whether a property you already own qualifies, or to plan a purchase that does, contact Cevitas for a free consultation or learn more about the firm.

Frequently asked questions

How much property do I need to buy for a Dubai Golden Visa?

Real estate with a purchase value of at least AED 2 million, recorded on the title deed or Oqood in your name. The threshold can be met with a single property or by combining several, and both off-plan and mortgaged properties can qualify under conditions set by the Dubai Land Department. A property between AED 750,000 and AED 2 million qualifies for a two-year investor visa rather than the ten-year Golden Visa.

Can I get a Golden Visa with an off-plan property?

Yes. Since 2022, off-plan units count towards the AED 2 million threshold provided the project is registered with RERA, the developer is approved and the Oqood is issued in your name. The DLD may require a minimum amount to have been paid to the developer before processing, so buyers should check the current requirement for the specific project. Purchases from major developers are the most predictable route.

Does a mortgaged property qualify for the Golden Visa?

It can. The property's total value must be AED 2 million or more and the lending bank must issue a no-objection letter stating the outstanding loan. The DLD has applied different paid-up requirements over time, so mortgaged applicants should expect their equity position to be reviewed. Many investors structure the purchase with a larger deposit to remove doubt, then refinance once the visa is issued.

How long does the Golden Visa take through property?

For an applicant already in Dubai with a completed property and a clean title deed, the full process from DLD eligibility to Emirates ID typically takes one to three weeks. Applications involving off-plan units, mortgages, combined properties or dependants with documents that need attestation can take four to eight weeks. The DLD offers a paid fast-track service for applicants who need issuance within a few days.

What does the Dubai Golden Visa cost?

Government and processing fees for the main applicant usually total AED 6,500 to 15,000, covering DLD approval, GDRFA visa issuance, medical test, Emirates ID and typing fees, plus compulsory health insurance. Each dependant adds roughly AED 3,000 to 6,000 in fees plus insurance. These costs are separate from the property purchase and the 4 percent DLD transfer fee paid at the time of buying.

Can I combine two properties to reach AED 2 million?

Yes. The Dubai Land Department accepts multiple properties registered in the same applicant's name as long as their combined title deed values reach AED 2 million. This is a common strategy for investors who prefer two smaller high-yield apartments to one larger unit. The DLD issues a letter confirming the aggregate value, which is then used for the GDRFA application.

Do I have to live in Dubai to keep the Golden Visa?

No. Unlike standard UAE residency, which is cancelled after six consecutive months outside the country, the Golden Visa has no minimum stay requirement. You must still own qualifying property worth AED 2 million or more when the visa comes up for renewal after ten years. Note that residency and tax residency are different; a UAE tax residency certificate requires physical presence of 90 to 183 days a year.

Can my family get residency with my Golden Visa property?

Yes. The main applicant can sponsor a spouse, children of any age, parents and domestic workers for the same ten-year term, without the income minimums that apply to standard family sponsorship. Each dependant needs attested marriage or birth certificates, health insurance and, for adults, a medical test. Family members keep their residency for the remainder of the term even if the main applicant passes away.

Secure your Dubai Golden Visa through property

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Related guides

• Invest in Dubai real estate: 2026 guide
• How to buy property in Dubai
• Golden Visa real estate investment strategies
• Off-plan properties in Dubai
• Dubai property tax benefits for foreign investors
• Contact Cevitas