Updated October 2026. Eligibility rules, documents and fees checked against the Dubai Land Department’s Golden Visa and investor residence service pages.
Buying property is one of the most direct routes to a UAE Golden Visa: own Dubai property worth AED 2 million or more and you can apply for a renewable 10-year residence visa for yourself and your family. This guide covers who qualifies in 2026, how mortgaged, off-plan and jointly owned homes are treated, the documents, steps and official fees, and the 2-year investor visa for lower-value property.
What is the UAE Golden Visa for property investors?
The Golden Visa is a 10-year, renewable residence visa. Property investors do not need an employer or other sponsor, and the visa stays valid even if you spend long periods outside the UAE. You can also sponsor your family.
The UAE does not offer permanent residency to expats through property. The 10-year renewable Golden Visa is the closest option, and it continues for as long as you keep qualifying.
How much property do I need to buy for a Golden Visa?
The property, or properties, must have a total value of at least AED 2 million, registered with the Dubai Land Department (DLD). The key points:
- One or more properties. You can combine several properties registered in your name to reach AED 2 million.
- Ready or off-plan. Both can qualify. Off-plan property must be registered with DLD (on Oqood), and approval can depend on the developer and project.
- Mortgaged property qualifies. Since January 2024, eligibility is based on the property’s value, not how much of the loan you have repaid. You need a no-objection letter from your bank.
- Dubai property only for applications through DLD. Property in other emirates goes through that emirate’s own process.
If you are buying off-plan to qualify, see current launches on our off-plan projects page.
Can joint owners get a Golden Visa?
Yes, if each applicant’s share is worth at least AED 2 million. For example, two partners who co-own a AED 4 million apartment 50/50 can each apply. Two partners who co-own a AED 3 million apartment cannot, because each share is worth AED 1.5 million.
Married couples are treated differently. Where spouses jointly own a property worth AED 2 million or more, one spouse can apply and sponsor the other. Confirm this with DLD before you buy, as the rule is applied case by case.
What documents do I need?
- Passport, with at least 6 months’ validity
- Title deed, or Oqood certificate for off-plan property
- Personal photo
- Emirates ID and current residence visa, if you have them
- Bank no-objection letter showing the amount paid and the balance, if mortgaged
- For family members: attested marriage and birth certificates, and health insurance
How do I apply? Step by step
- Buy and register the property. The sale must be registered with DLD in your name, with a title deed for ready property or Oqood for off-plan.
- Get your bank’s letter if the property is mortgaged.
- Apply through DLD’s Golden Visa service. You apply in person at a DLD-approved centre such as the Cube centre or the Golden Visa office at Dubai World Trade Centre. You must be inside the UAE, and representatives cannot apply for you.
- Pay the fees and take the medical test at the centre.
- Complete Emirates ID biometrics. The residence visa is issued by GDRFA Dubai, the residency authority, with the federal ICP issuing the Emirates ID.
- Receive your visa. DLD states 7 to 10 working days for processing, and the permit is sent by email.
How much does the Golden Visa cost?
DLD publishes these fees for the 10-year investor Golden Visa:
| Item | Fee (AED) |
|---|---|
| Medical examination | 700 |
| Emirates ID (10 years) | 1,153 |
| Residency | 2,856.75 |
| DLD fees | 4,020 |
| Administrative fees | 1,155 |
| Total for the investor | 9,884.75 |
Each family member’s permit is listed at AED 5,774.50, plus AED 318.75 to open a sponsorship file. Fees change from time to time, so confirm the current figures with DLD before you apply. These are on top of the costs of buying the property itself, which are covered in our buying guide.
Can I sponsor my family on a property Golden Visa?
Yes. Golden Visa holders can sponsor their spouse and children, and DLD’s service also covers parents. Family visas run for the same period as your own. You will need attested marriage and birth certificates, health insurance for each family member, and, for parents, a dependency certificate from your consulate.
What if my property is worth less than AED 2 million?
You may qualify for the 2-year property investor visa instead. DLD’s investor residence service (known as Taskeen) is still available in 2026, and the rules were relaxed in April 2026:
- Sole owners can now apply regardless of the property’s value. The previous AED 750,000 minimum no longer appears on DLD’s service page.
- Joint owners need a share worth at least AED 400,000 each.
- You also need a Dubai Police good conduct certificate addressed to DLD.
- Mortgaged or instalment properties need a letter from the bank or developer showing what has been paid. Some reports say a minimum amount must already be paid, so check this with DLD.
DLD lists the 2-year investor visa at AED 10,212.50, with family visas from AED 6,482.25 per person. The visa is renewable and you can sponsor your spouse and children.
Buyers aged 55 or over may also look at the 5-year retirement visa, which can be obtained through property worth at least AED 1 million, subject to its own conditions.
Does selling the property affect my Golden Visa?
Yes. The visa depends on you keeping property worth at least AED 2 million. If you sell and do not replace it, you may not be able to renew, and the visa could be cancelled. Speak to DLD before selling a property your visa is based on.
Buy your Golden Visa property with Houzon
Houzon is a RERA-registered agency rated 4.9 on Google by more than 270 clients. We help buyers find ready and off-plan homes that meet the AED 2 million threshold, and our in-house mortgage team can arrange financing. Browse properties for sale or see our off-plan projects.
Frequently asked questions
What is the minimum property value for a UAE Golden Visa?
Your Dubai property, or several properties together, must be worth at least AED 2 million as registered with the Dubai Land Department.
Can I get a Golden Visa with a mortgaged property?
Yes. Mortgaged property qualifies based on its value, not the amount you have repaid. You need a no-objection letter from your bank.
Does off-plan property qualify for the Golden Visa?
Yes. Off-plan property worth AED 2 million or more that is registered with DLD can qualify, although approval can depend on the developer and project.
How much does a property Golden Visa cost in Dubai?
DLD lists the total for the investor at AED 9,884.75, including the medical test, Emirates ID, residency and DLD fees. Family members cost extra.
Can I get a residence visa with property under AED 2 million?
Yes. The 2-year property investor visa no longer has a minimum value for sole owners. Joint owners need a share worth at least AED 400,000 each.
Does the UAE offer permanent residency through property?
No. The closest option is the 10-year Golden Visa, which you can keep renewing as long as you still qualify.
Thinking of buying, selling or renting in Dubai?
Speak to a Houzon agent who knows the community, or browse what is on the market today.