The Dubai Golden Visa through property is a 10-year renewable residence visa for anyone who owns Dubai real estate worth at least AED 2 million, in 1 or more properties held in their own name. Mortgaged property can qualify with a no-objection letter from the bank, and off-plan units bought from approved developers count under the federal rules. Dubai Land Department (DLD) lists government fees of about AED 9,885 for the investor, processing takes around 7 to 10 business days, and the visa covers a spouse, children and parents.
The detail is where applications succeed or stall: how jointly owned property is treated, what the bank letter must show, and when a smaller purchase is better served by the 2-year investor visa, which since April 2026 has no minimum property value for sole owners. This guide sets out the current rules, costs and steps as published by DLD and the UAE federal authorities. It was last updated on 18 September 2026.
Visa rules in the UAE change by circular, often without much notice. Treat this as a map, and confirm your own case with DLD or a licensed adviser before you sign a purchase contract on the strength of it.
Dubai Golden Visa through property: key facts
- Threshold: property with a purchase value of AED 2 million or more, wholly owned by the applicant, in 1 or more units (DLD).
- Validity: 10 years, renewable while you keep qualifying property.
- Mortgages: allowed, with a bank no-objection letter stating the amount paid and the balance outstanding.
- Off-plan: federal conditions accept off-plan units bought from developers approved by the local authority, with a total value of at least AED 2 million (Ministry of Economy and Tourism).
- Government fees: AED 9,884.75 for the investor through DLD, plus AED 5,774.50 per family member and a sponsorship file fee.
- Timing: DLD states a service time of 7 to 10 business days, and the applicant must be inside the UAE.
- Family: spouse, children and parents can be sponsored on 10-year permits.
- Alternative: the 2-year property investor visa now has no minimum value for sole owners, and requires AED 400,000 per co-owner on joint titles.
What are the property rules for the Dubai Golden Visa in 2026?
DLD’s published terms are short. The property must have a value of AED 2 million, be wholly owned by the investor, and sit in the applicant’s name. You may combine 1 or more properties to reach the figure. The federal conditions add that the investor must hold comprehensive health insurance for themselves and their family.
The value used is the purchase value at the time of purchase, as shown on the title deed or registered contract. A property bought for AED 1.7 million that is now worth AED 2.3 million does not automatically qualify on its current market value, so check which figure DLD will read from your documents before you apply.
Can you use off-plan property?
Yes, in principle. The Ministry of Economy and Tourism lists off-plan purchases of 1 or more units with a total value of at least AED 2 million as eligible, provided the purchase is from local companies approved by the competent authority. In Dubai, that means a registered developer and a contract recorded with DLD through the off-plan register (Oqood).
How much you must have paid before applying is the point to confirm. Earlier practice required a minimum paid amount, and several advisers report that treatment was relaxed in 2026. DLD’s own service page does not state a paid-in minimum for off-plan. Ask DLD directly, with your contract and payment statement in hand, rather than relying on a sales brochure. For a broader view of off-plan risk, see our note on what makes an off-plan investment in the UAE succeed.
Can the property be mortgaged?
Yes. DLD states the property may be mortgaged, provided you submit a no-objection letter from the bank that confirms it does not object to a residence permit being issued on the property and shows the amount paid and the balance. The federal conditions require the loan to be from a local bank approved by the authority. Some advisers read the rules as counting only your paid equity toward the AED 2 million, and others as counting the full value. This is the single most common source of rejected applications, so settle it before you choose your loan-to-value.
What if you own the property jointly?
DLD’s wording is that the property must be wholly owned by the investor. In practice, each co-owner’s own share generally has to reach AED 2 million for that person to hold the visa in their own right. For a couple buying a single property below AED 4 million, the usual route is for 1 spouse to qualify as the investor and sponsor the other as a family member. Registering the full title in 1 name, or buying 2 separate units, are the common alternatives. Ownership structure also affects inheritance, so take legal advice.
How much does the Dubai Golden Visa cost?
The fees below are DLD’s published figures for the 10-year investor route in September 2026. They cover the visa only, not the property purchase.
| Item | Fee (AED) |
|---|---|
| Medical examination | 700 |
| Emirates ID (10 years) | 1,153 |
| Confirmation of residency permit (10 years) | 2,856.75 |
| Dubai Land Department fee | 4,020 |
| Administrative fee | 1,155 |
| Total for the investor | 9,884.75 |
| Each family or parent permit (10 years) | 5,774.50 |
| Family sponsorship file opening | 318.75 |
| Additional charge per sponsored person | 100 |
On top of this, budget for health insurance for each family member and for attestation and translation of marriage and birth certificates, which varies by country.
The property purchase costs sit separately and are larger. DLD charges a 4% transfer fee on a Dubai purchase, and with registration service fees and a typical 2% agency commission plus VAT, most buyers budget around 6% to 7% on top of the price. On an AED 2 million property, that is roughly AED 120,000 to AED 140,000. Our guide to how much money you need to invest in property in Dubai sets out the full budget.
What documents do you need?
DLD lists a short core set for the investor:
- Passport.
- Electronic title deed (or the registered off-plan contract).
- Personal photograph.
- Emirates ID and current residence permit, if you already hold them.
- Bank no-objection letter showing amount paid and balance, if the property is mortgaged.
- Proof of health insurance.
For a spouse and children, add an attested marriage certificate, attested birth certificates, a notarised no-objection letter from the father where the mother is the sponsor, and an undertaking that sons or daughters over 18 are unmarried. Parents need a dependency certificate from the consulate and health insurance. Attestation from your home country is usually the slowest part, so start it before the property transfer.
How to apply: the process step by step
- Buy and register. Complete the purchase and receive the title deed, or register the off-plan contract with DLD. Make sure the name on the title matches your passport exactly.
- Collect the bank letter. If there is a mortgage, obtain the no-objection letter, addressed correctly, showing paid and outstanding amounts.
- Be in the UAE. DLD requires the applicant to be inside the country when applying. If you are abroad, enter on a visit visa first.
- Apply in person. Submit through DLD’s service channels, which include its customer centres and approved partner centres. DLD states that only the applicant attends and applications by a representative are not accepted.
- Pay and do the medical. Fees are paid at submission and the medical test is done at the centre.
- Receive the permit. DLD sends the residence permit by email, typically within 7 to 10 business days, after which you complete Emirates ID biometrics.
- Sponsor your family. Once your permit is issued, apply for your spouse, children and parents as dependants.
Golden Visa or 2-year investor visa: which fits?
The 2-year property investor visa changed materially in 2026. Khaleej Times reported in May 2026 that Dubai had removed the former AED 750,000 minimum for sole owners, while co-owners each need a share worth at least AED 400,000. That makes it the natural route for buyers of smaller units.
| 10-year Golden Visa | 2-year investor visa | |
|---|---|---|
| Minimum property value | AED 2 million, wholly owned | No minimum for sole owners; AED 400,000 per co-owner |
| Validity | 10 years | 2 years |
| Mortgaged property | Allowed with bank letter | Check with DLD |
| Government fees (investor) | About AED 9,885 | About AED 10,213 |
| Good conduct certificate | Not listed by DLD | Required, issued in Dubai |
| Family | Spouse, children, parents on 10-year permits | Spouse 2 years; some dependants 1 year |
| Service time | 7 to 10 business days | 7 to 10 business days |
Golden Visa holders can stay outside the UAE for more than 6 months without the visa lapsing, while standard residence visas, including the 2-year investor visa, are generally at risk after a continuous absence of more than 6 months. For people who divide the year between countries, that alone can justify the Dubai Golden Visa through property. The residence visa is also separate from tax residence: the UAE has its own rules for a tax residency certificate, and your home country’s rules still apply. Families weighing a move for tax reasons will find context in our article on Europe’s tax changes and the UAE.
Mistakes to avoid when buying for the Golden Visa
Most problems with the Dubai Golden Visa through property start at the purchase stage, not at the application desk.
- Buying at AED 1.95 million. A few thousand dirhams under the threshold is fatal. Build in a margin, and remember the figure on the title deed is what counts.
- Assuming the mortgage treatment. Confirm with DLD how your paid equity and outstanding balance will be read before you pick a loan size.
- Joint names by default. Putting a couple on 1 title below AED 4 million means only 1 of you qualifies as the investor.
- Leaving attestation late. Marriage and birth certificates often take longer than the visa itself.
- Buying the visa, not the property. An AED 2 million unit you would never live in or rent easily is an expensive permit. Buy something with sound rental demand and resale depth; our Dubai rental ROI guide shows how to test the numbers.
- Selling without a plan. If you sell and fall below AED 2 million, you lose the basis for renewal.
Frequently asked questions
Can I get a Dubai Golden Visa by buying property?
Yes. If you own property in Dubai with a purchase value of at least AED 2 million, wholly in your own name, you can apply for a 10-year renewable residence visa through Dubai Land Department. You can combine 1 or more properties to reach the threshold, and the visa lets you sponsor your spouse, children and parents.
Does off-plan property qualify for the Golden Visa in Dubai?
Generally yes. Federal conditions accept off-plan units worth a total of at least AED 2 million bought from developers approved by the local authority, and in Dubai the contract must be registered with DLD. How much must be paid before you apply has changed over time, so confirm the current requirement with DLD using your contract and payment statement.
Can I get the Golden Visa with a mortgage?
Yes. DLD allows mortgaged property if you submit a no-objection letter from your bank confirming it does not object to the visa and showing the amount paid and the balance. The loan must come from an approved UAE bank. Whether the full value or only your paid equity counts is the point to confirm with DLD before choosing your loan size.
How much does the Dubai Golden Visa cost in 2026?
Dubai Land Department lists total government fees of AED 9,884.75 for the investor, covering the medical test, Emirates ID, residency confirmation, DLD and administrative fees. Each family member or parent adds AED 5,774.50, plus a sponsorship file fee of AED 318.75 and AED 100 per person. Health insurance and document attestation are extra.
Can a husband and wife combine shares for the Golden Visa?
Not to create 2 investor visas. DLD requires the property to be wholly owned by the investor, so each person’s own share generally needs to reach AED 2 million. On a jointly owned property below AED 4 million, the usual solution is for 1 spouse to hold the Golden Visa and sponsor the other as a family member.
What is the minimum property value for a Dubai residence visa?
For the 2-year property investor visa, Dubai removed the former AED 750,000 minimum for sole owners in 2026, so there is no minimum value if you own the property alone. Joint owners each need a share worth at least AED 400,000. The 10-year Golden Visa still requires property worth AED 2 million.
Buy for the visa, but choose the property on its merits
The Golden Visa rules are the easy part. The harder decision is which AED 2 million property will still be worth owning in 10 years, rent well while you are away and resell cleanly if your plans change.
LIVERIA International Realty is a Mauritius-based luxury real estate agency with a presence in Dubai and London, recognised by the Luxury Lifestyle Awards in 2024 and 2026 and by the Global Elite Awards in 2025 and 2026, which named LIVERIA among the Top 100 Companies Worldwide in both years. We advise buyers in Dubai and the wider UAE through LIVERIA Prime Real Estate LLC, from structuring a purchase that meets the Golden Visa threshold to selecting the right unit, including off-market properties that are not advertised. Reach us at [email protected].
