Who qualifies for a Golden Visa through property?
A real estate investor qualifies if they own one or more UAE properties with a total value of at least AED 2,000,000. The Golden Visa for real estate investors is a 10-year residence permit, and DLD describes it as renewable.
The federal authority's Golden Residency guide sets out the core conditions:
- The investor owns one or more properties worth at least AED 2,000,000 in total, with full ownership registered in the investor's name.
- A property may be financed by a loan, provided the financing comes from an approved local bank.
- Alternatively, the investor has bought one or more off-plan units worth at least AED 2,000,000 in total from an approved local real estate company authorised by the competent local authority.
- The investor and family members hold comprehensive, valid health insurance throughout the residency.
In Dubai, DLD's investor service adds that the qualifying value is the purchase value at the time of purchase, and that the applicant must be inside the UAE when applying.
Can an off-plan property qualify?
Yes, according to ICP. Off-plan units can count if their combined value is at least AED 2,000,000 and they were bought from an approved local real estate company authorised by the competent local authority. In Dubai, check that the developer and project are registered with DLD and RERA.
There are practical points to check before relying on an off-plan unit:
- Proof of ownership. DLD's Golden Visa service lists a title deed or e-Certificate of Title among the required documents and does not specifically address off-plan units. Ask DLD what it will accept for your unit, such as your Oqood registration, before you buy.
- Registration. Your contract must be registered in DLD's Interim Register (Oqood). See our Oqood guide.
- Project registration. Check the developer and project on DLD's Project Status service. Our guide to off-plan buyer protection shows how.
If you are shortlisting projects with the visa in mind, browse off-plan projects from AED 2 million. Remember that the AED 2 million test applies to the value you can prove to the authorities, not the asking price on a brochure.
Mortgaged property and the amount paid
A mortgaged property can qualify, but you need a letter from your bank. DLD's service terms say the property may be mortgaged, provided you submit a no-objection letter from the bank showing the paid amount and the balance.
DLD's service description also states that for a mortgaged property, a bank letter indicating an AED 2 million paid amount must be provided as proof. In other words, a high-value property with a large loan may not be enough on its own; plan around the amount you have actually paid.
ICP's guide adds that any financing must come from an approved local bank. If you are weighing finance against the visa, read our off-plan mortgage guide and our guide to getting a mortgage in Dubai, and speak to your lender about the letter before you commit.
Family members you can sponsor
A property Golden Visa holder can sponsor their spouse, children and parents, according to DLD's investor service. ICP's guide adds that children can be sponsored regardless of age, and that family members can remain in the UAE until their permits expire if the main holder dies.
DLD lists separate documents for family sponsorship. For a spouse and children these include a certified marriage contract, certified birth certificates, health insurance, a personal photo, an IBAN, and an undertaking that sons or daughters over 18 are unmarried. For parents, DLD asks for a certified dependency certificate from the consulate, a certified birth certificate and health insurance.
DLD charges AED 5,774.50 for a 10-year family residence permit, plus a family sponsorship file-opening fee of AED 318.75, and AED 5,774.50 for a parent's permit. DLD adds AED 100 for each sponsored person.
Documents, process and fees in Dubai
In Dubai, you can apply through the Dubai Land Department. DLD's Golden Visa – Investor service lists these documents for the applicant:
- Passport
- e-Certificate of Title or title deed
- Personal photo
- UAE ID and current residence permit, if you have them
- For a mortgaged property, the bank no-objection letter showing amount paid and balance
The process has four steps: visit a DLD service centre, submit the documents and pay the fees, complete a medical examination at the centre, and receive the residence permit by email. Only the applicant attends. DLD gives a service time of 7 to 10 business days.
DLD lists the applicant's 10-year fees as: medical examination AED 700; Emirates ID AED 1,153; residence permit confirmation AED 2,856.75; DLD fees AED 4,020; and administrative fees AED 1,155, a total of AED 9,884.75.
GDRFA also states that the property value must be certified by a property status statement issued by DLD, that a valuation certificate from a DLD-licensed office may be accepted, and that a lien is placed on the property.
Keeping the visa: selling, time abroad and renewal
You must keep the qualifying property while you hold the visa. GDRFA places a lien on the property to ensure continuity of ownership, and says the property may not be disposed of during the 10-year residency period.
If you plan to sell an off-plan unit before handover or after, check the effect on your residency first.
The visa offers flexibility on travel. The UAE government portal notes that Golden Visa holders can stay outside the UAE for more than the usual six months, and GDRFA states that holders are exempt from the 180-day rule.
For applicants who are still abroad, ICP's guide says eligible applicants can receive a six-month, multiple-entry visa, renewable for a further six months, to complete their Golden Residency procedures.
Budgeting for a visa-led purchase
Plan for three layers of cost: the property itself, the purchase costs, and the visa fees.
- Purchase costs. DLD's 4% registration fee is charged on the sale value, so a unit at the AED 2 million threshold carries a fee of AED 80,000 if the buyer pays the full 4%. See DLD fees on off-plan purchases.
- Visa fees. AED 9,884.75 for the applicant under DLD's current schedule, plus family permits.
- Health insurance for you and each family member, as required by ICP.
Rules and fees change. The figures here were checked against DLD, ICP and GDRFA pages in October 2026. Confirm the current requirements with DLD before you sign, especially for off-plan, mortgaged or jointly owned property. For the wider buying process, start with our off-plan buying guide.
