Golden Visa Through Property in Dubai: Rules, Costs and Steps

The short answer

You can get a 10-year UAE Golden Visa by owning one or more properties in the UAE worth at least AED 2 million in total, registered in your own name. In Dubai the application is made through the Dubai Land Department (DLD), which lists total government fees of about AED 9,885 for the main applicant and a processing time of 7 to 10 business days. Mortgaged property can qualify if the loan is from an approved local bank, with a bank letter showing what has been paid and what is outstanding, and off-plan property from an approved developer can qualify under the federal rules. The visa lets you live in the UAE without a sponsor, stay abroad for long periods and sponsor your spouse, children and parents.

Who qualifies

Minimum value	AED 2 million in total, one property or several, at purchase value
Ownership	In the applicant's own name; DLD says wholly owned by the investor
Mortgage	Allowed if financed by an approved local bank; a bank no-objection letter showing amount paid and balance is required
Off-plan	Allowed under ICP's rules if bought from an approved local real estate company; confirm with the developer and DLD
Visa length	10 years, renewable
Where you apply	Inside the UAE, in person, at a DLD service centre (Dubai property)

These conditions are taken from the federal Identity, Citizenship, Customs and Port Security authority (ICP) Golden Residency guide and the Dubai Land Department's Golden Visa (Investor) service. Rules can change, so check both before you commit to a purchase.

How the AED 2 million is counted

DLD looks at the purchase value of property registered in your name, and you can combine more than one unit. Three common situations:

• One ready property bought outright for AED 2.2 million: the simplest case. The title deed shows the value and your name.
• Two units for AED 1.2 million and AED 0.9 million: AED 2.1 million in total. Both deeds must be in your name.
• A AED 2.5 million villa with a mortgage: the loan must be from an approved local bank, and DLD asks for the bank's no-objection letter showing the paid amount and balance. Dubai Police's GDRFA service page words the rule as at least AED 2 million of the property's value being paid, so ask DLD how your loan will be assessed before relying on a high loan-to-value mortgage.

Joint ownership: the official pages we checked say the property must be owned by, and registered in the name of, the applicant. If you are buying with a spouse, partner or company, ask DLD how a shared title will be treated before you sign.

Off-plan property and the Golden Visa

The ICP guide lists off-plan units worth at least AED 2 million, bought from an approved local real estate company, as an alternative to completed property. In Dubai, off-plan sales are registered on the DLD's interim register (Oqood) until handover, and DLD's investor service lists a title deed among its documents. In practice that means checking two things before you buy for the visa: that the developer and project are accepted for the Golden Visa, and which document DLD will accept from you before handover. Our guide to buying off-plan in Dubai covers escrow, Oqood and payment plans.

What it costs

DLD's published fees for a 10-year permit for the main applicant:

Medical examination	AED 700
Emirates ID (10 years)	AED 1,153
Residence permit confirmation	AED 2,856.75
Dubai Land Department fees	AED 4,020
Administrative fees	AED 1,155
Total, main applicant	AED 9,884.75

Each family member or parent on a 10-year permit is listed at AED 5,774.50, plus AED 318.75 once to open the sponsorship file. So an investor sponsoring a spouse and two children would budget about AED 9,885 + 3 × 5,774.50 + 318.75 = AED 27,527 in government fees, before health insurance. These sit on top of the purchase costs, such as the 4% DLD transfer fee, set out in the full costs of buying property in Dubai.

Step by step

1. Buy and register the property in your own name, with a value of AED 2 million or more in total.
2. If it is mortgaged, ask your bank for a no-objection letter showing the amount paid and the balance.
3. Be in the UAE. DLD's service requires the applicant to be inside the country and to attend in person; representatives and escorts are not allowed. ICP says applicants abroad can get a six-month multiple-entry visa to complete the process.
4. Visit a DLD service centre with your passport, title deed, a personal photo, and your Emirates ID and current residence permit if you have them. Family applications need extra documents, such as an attested marriage certificate, birth certificates and health insurance.
5. Pay the fees and take the medical test at the centre.
6. Receive the permit by email, typically within 7 to 10 business days according to DLD.

What the visa gives you

• A 10-year residence permit that can be renewed.
• No need for an employer or other sponsor.
• The right to stay outside the UAE for more than the usual six months without the visa lapsing.
• Sponsorship of a spouse, children and parents; ICP says children can be sponsored regardless of age. The investor and family must keep valid health insurance throughout.

The visa is tied to the investment that earned it. If you plan to sell, refinance or restructure ownership, check the effect on your residency with DLD or ICP first; the service pages do not set out every case.

Smaller budgets

Below AED 2 million, Dubai still offers a property-owner residence visa through the GDRFA. Its published conditions include owning the property in full, the property being complete and habitable, and proof of financial stability or a monthly income of at least AED 10,000. It is shorter than the Golden Visa and has its own rules, so check them with GDRFA.

How LMG helps

LMG Properties is a Dubai-based real estate firm offering residential and investment property across Dubai, the UAE and selected international markets. If the Golden Visa is part of your reason for buying, tell the team at the start: we will shortlist homes at or above the threshold, set out the full cost of buying and owning, and point you to the right authority to confirm eligibility before you commit. See buying property in Dubai as a foreigner, our Dubai and UAE property page and our services.

Questions

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

You need one or more properties in the UAE worth at least AED 2 million in total, registered in your own name. The Dubai Land Department checks the purchase value shown on the title deed, so two units bought for AED 1.2 million and AED 0.9 million can together meet the threshold.

Can I get a Golden Visa with a mortgaged property?

Yes, if the loan is from an approved local bank. The Dubai Land Department asks for a no-objection letter from the bank showing the amount paid and the balance outstanding. Some official wording refers to AED 2 million of the property's value being paid, so confirm with DLD how your loan will be assessed before you rely on a mortgaged purchase.

Does off-plan property qualify for the Golden Visa?

The federal ICP Golden Residency guide says off-plan units worth at least AED 2 million bought from an approved local real estate company can qualify. Dubai Land Department's investor service lists a title deed among its documents, so check with the developer and DLD whether the project and your registration documents are accepted before buying for the visa.

How long is the property Golden Visa and how much does it cost?

The real estate Golden Visa is a 10-year renewable residence permit. Dubai Land Department lists total fees of AED 9,884.75 for the main applicant, including the medical test, Emirates ID, residence permit and DLD fees, with processing in 7 to 10 business days.

Can I sponsor my family on a property Golden Visa?

Yes. The investor can sponsor a spouse, children and parents. ICP says children can be sponsored regardless of age, and the investor and family need valid health insurance for the life of the residency. DLD lists AED 5,774.50 for each 10-year family or parent permit.

Can I live outside the UAE with a Golden Visa?

Yes. Golden Visa holders do not need a sponsor and can stay outside the UAE for longer than the usual six-month limit without the visa being cancelled.

Rules and fees summarised from the ICP Golden Residency guide, the Dubai Land Department Golden Visa (Investor) service, the UAE Government portal's Golden visa page and GDRFA Dubai's property-owner visa service, checked on 2026-10-14. Fees and conditions can change. This page is general information, not legal or immigration advice.