Dubai Golden Visa through property: official rules, steps and fees in 2026
The Dubai Golden Visa through property is a renewable 10-year residency for anyone who owns one or more properties with a purchase value of AED 2 million or more. This guide follows the rules, fees and steps published by the Dubai Land Department (DLD), GDRFA Dubai and ICP, including the special cases: off-plan, mortgage, joint ownership and family.
- AED 2M minimum purchase value (DLD)
- 10 years renewable residency (DLD, ICP)
- AED 9,884.75 fees for the main applicant (DLD)
- 7–10 days working days of DLD processing
- 6 months multiple-entry visa to apply from abroad (ICP)
What the property Golden Visa gives you
The Golden Visa is a renewable 10-year residency with no employer or local sponsor (DLD, ICP). According to ICP and the official u.ae portal, it lets you:
- sponsor your spouse and children regardless of their age, and your parents;
- sponsor domestic workers under the applicable regulations;
- stay outside the UAE for longer than the six months normally required to keep a residence visa valid;
- if the holder dies, let sponsored family members stay in the UAE until their permits expire.
Keep in mind. The Golden Visa is a residence permit, not citizenship, and it does not by itself change your tax residency, which depends on your home country's rules.
The official property conditions
| Situation | Published rule | Source |
|---|---|---|
| A completed property | Purchase value of AED 2M or more at the time of purchase, wholly owned in your name | DLD |
| Several properties | Allowed: the total value reaches AED 2M | DLD, GDRFA, ICP |
| One or more off-plan units | Allowed: AED 2M in total, bought from an approved local developer authorised by the competent authority | ICP |
| A mortgaged property | Allowed: loan from an approved local bank and a bank no-objection letter showing the amount paid and the outstanding balance | DLD, ICP |
| Joint ownership | Your own share must reach AED 2M | GDRFA |
| Health insurance | Comprehensive, valid cover for you and your family for the whole residency | ICP |
The threshold is the registered purchase value, not a current valuation. GDRFA also states that a restriction is placed on the property for the duration of the permit. For an off-plan purchase, we check with the DLD before reservation that the project and the amount already paid qualify; the list of DLD-registered developers and their off-plan projects is a good starting point.
The process, step by step
- Buy the property and register the title deed (or the Oqood for off-plan) in your name.
- Be in the UAE: the DLD requires the applicant to be inside the UAE and to attend in person. From abroad, ICP issues a six-month multiple-entry visa, renewable once for six months, to complete the process.
- Submit the file at a service centre: the Cube at Al Manara Center, the Golden Cube at Dubai World Trade Centre, or one of the registration agents listed by the DLD.
- Pay the fees and take the medical examination at the centre.
- Receive the residence permit by email, then the 10-year Emirates ID and your family's files.
The DLD states 7 to 10 working days for this service. Allow more for mortgaged, off-plan or multi-property files, and for family members whose civil documents still need attestation.
Documents to prepare
List published by the DLD for the main applicant:
- passport;
- title deed e-certificate or title deed;
- personal photo;
- Emirates ID and current residence permit, if you already have them;
- for a mortgaged property: the bank's no-objection letter showing the amount paid and the balance.
For family members, the DLD also asks for health insurance, certified marriage and birth certificates and, for parents, a consulate-certified dependency certificate.
Tip. Attesting civil documents is often the slowest part. Start it as soon as you reserve the property.
Golden Visa cost: the DLD fee schedule
| Item (10-year residency, investor) | Amount |
|---|---|
| Medical examination | AED 700 |
| Emirates ID, 10 years | AED 1,153 |
| Residence permit confirmation, 10 years | AED 2,856.75 |
| Dubai Land Department fees | AED 4,020 |
| Administrative fees | AED 1,155 |
| Total, main applicant | AED 9,884.75 |
| 10-year permit for a family member | AED 5,774.50, plus AED 318.75 to open the sponsorship file |
| 10-year permit for a parent | AED 5,774.50 |
| Per additional sponsored person | AED 100 |
Fee schedule published by the DLD for the "Golden Visa application - Investor" service. Health insurance comes on top and depends on the insurer. Fees can change: we check the official page before each file.
Which property reaches AED 2M
Median prices of DLD-registered sales over 12 months (to 16 October 2026) show what the threshold means by area:
| Option | DLD median price |
|---|---|
| Two bedrooms in Dubai Marina | ≈ AED 2.6M |
| Two bedrooms in Business Bay | ≈ AED 2.77M |
| Two bedrooms in Dubai Creek Harbour | ≈ AED 3.15M |
| One bedroom in Downtown Dubai | AED 2,240,000 |
| One bedroom on Palm Jumeirah | AED 3,708,800 |
| Two one-bedroom flats in Jumeirah Village Circle | 2 × AED 1,103,999 |
| Two one-bedroom flats in Dubai Hills Estate | 2 × AED 1,750,000 |
These are medians: every property has its own price, and only the purchase value on the title counts for the visa. See every area on Dubai property prices and the DLD area pages.
To test the financing and payment schedule of an off-plan unit, use OffPlanSimulator's off-plan payment plan calculator and buying costs calculator, on our partner site.
Renewal and selling
- Renewal: the permit can be extended if the same conditions are still met (GDRFA), so you must still hold qualifying property.
- Selling: a restriction is placed on the property for the duration of the permit (GDRFA). Before selling, check with the DLD how the sale affects your residency and your family's.
- Switching: replacing one property with another qualifying one is best planned ahead, to keep your file continuous.
Official sources
- Dubai Land Department, Golden Visa application - Investor: conditions, documents, fees, timeline, service centres.
- GDRFA Dubai, Issuing a golden residence permit (investors): joint ownership, restriction on the property, renewal.
- ICP, Golden Residency Guide: off-plan, mortgage, health insurance, family, six-month entry visa.
- Official UAE portal, Golden visa: staying outside the UAE beyond six months.
- DLD open data, Real Estate Transactions: 12-month median prices to 16 October 2026.
Pages read on 23 October 2026. Rules change: the official page always prevails.
Frequently asked questions
How much do I need to invest for the Dubai Golden Visa?
At least AED 2 million in property, in one or several units held in your name. The Dubai Land Department uses the purchase value at the time of purchase, not a current valuation. Under joint ownership, GDRFA requires your own share to reach AED 2 million.
Does off-plan property qualify for the Golden Visa?
Yes. ICP's official guide accepts one or more off-plan units worth AED 2 million in total, bought from an approved local developer authorised by the competent authority. We check the project and the amount paid with the DLD before any reservation.
Can I get the Golden Visa with a mortgage?
Yes, with a loan from an approved local bank. The DLD asks for a no-objection letter from the bank showing the amount already paid and the outstanding balance of the loan.
How much does the Dubai property Golden Visa cost?
The DLD fee schedule totals AED 9,884.75 for the main applicant: medical AED 700, Emirates ID 1,153, permit confirmation 2,856.75, DLD fees 4,020 and administrative fees 1,155. Each family member costs AED 5,774.50, plus health insurance.
How long does the Golden Visa take?
The DLD states 7 to 10 working days once the file is submitted. Allow more time for mortgaged or off-plan property, and for attesting your family's civil documents.
Do I need to be in the UAE to apply?
Yes. The DLD requires the applicant to be inside the UAE and to attend in person. From abroad, ICP issues a six-month multiple-entry visa, renewable once, to complete the process.
Do I have to live in Dubai to keep the Golden Visa?
No. According to the official u.ae portal, holders can stay outside the UAE for longer than the six months normally required to keep a residence visa valid.
Who can I sponsor with the Golden Visa?
According to ICP, your spouse, your children regardless of age and your parents, as well as domestic workers under the regulations. Each sponsored person needs health insurance and certified civil documents.
Secure your Golden Visa with the right property
We shortlist qualifying properties with sound rental potential, confirm the DLD position and support you through to submitting your file.