Dubai Golden Visa Through Property (2026)
A 10-year UAE residency visa through property investment. Here is exactly how it works, what it costs, and who qualifies.
Quick Summary
Invest a minimum of AED 2 million in UAE property to qualify for a 10-year Golden Visa. The property can be mortgaged as long as the paid portion equals AED 2 million. Family members including spouse and children can be sponsored on the same visa.
What is the UAE Golden Visa?
The UAE Golden Visa is a long-term residency program introduced in 2019 and expanded in 2022. It grants 5 or 10-year renewable residency to investors, entrepreneurs, skilled professionals, and property buyers who meet specific criteria.
Unlike a standard UAE residence visa which is tied to employment and expires if you leave your job, the Golden Visa is self-sponsored and does not require a UAE employer or sponsor.
Property Investment Requirements
Minimum investment
AED 2,000,000 (approximately USD 545,000). This can be one property or a combination of properties.
Mortgage allowed
Yes — if the property is mortgaged, the paid-up portion must equal at least AED 2 million. A property worth AED 3M with AED 2M paid qualifies.
Off-plan allowed
Yes — off-plan properties qualify as long as the value is AED 2M or more and the project is registered with DLD.
Property type
Residential properties only. Commercial properties do not qualify for the property investment Golden Visa.
Freehold areas only
The property must be in a designated freehold area where foreigners can own property.
Multiple properties
You can combine multiple properties to reach the AED 2M threshold, as long as all are in your name.
What the Golden Visa Gives You
| Benefit | Details |
|---|---|
| Visa duration | 10 years, renewable |
| Self-sponsored | No employer or UAE sponsor needed |
| Family inclusion | Spouse and children sponsored on same visa |
| Domestic workers | Can sponsor household staff |
| Stay outside UAE | Visa remains valid even if outside UAE for 6+ months |
| Business ownership | 100% ownership of UAE business allowed |
| UAE bank accounts | Easier access to UAE banking as a long-term resident |
| School enrollment | Children can enroll in UAE schools as residents |
Cost of the Golden Visa
The Application Process
Own qualifying property
Property must be registered in your name with DLD. Value must be AED 2M or more.
Get a property valuation letter
Request an official valuation letter from the DLD confirming the property value. Available through the Dubai REST app or DLD service centres.
Apply through ICA or GDRFA
Apply online through the Federal Authority for Identity and Citizenship (ICA) website or at a GDRFA service centre in Dubai.
Submit documents
Passport, title deed, DLD valuation letter, passport photo, current visa (if applicable), and mortgage statement (if applicable).
Medical test and Emirates ID
Complete a medical fitness test at an approved centre and apply for your Emirates ID.
Visa stamping
Collect your Golden Visa — valid for 10 years from issue date.
Golden Visa vs Standard Residence Visa
| Factor | Golden Visa | Standard Visa |
|---|---|---|
| Duration | 10 years | 2-3 years |
| Sponsor required | No | Yes (employer) |
| Cancels if job ends | No | Yes |
| Outside UAE limit | No limit | 6 months max |
| Family sponsorship | Yes | Yes (with salary req) |
| Business ownership | 100% | Restricted |
Dubai Tip
The AED 2M threshold is based on the DLD-assessed value, not necessarily the purchase price. In some cases, a property purchased for slightly under AED 2M may be valued above AED 2M by DLD. Always request a DLD valuation letter before assuming you qualify.
Plan Your Golden Visa Investment
Use our free calculators to find the right property for your Golden Visa investment: