UAE-wide · Ownership guide
Dubai Golden Visa through property: who qualifies and how
The short answer
You can apply for the 10-year, renewable UAE Golden Visa through the Dubai Land Department if you own Dubai property worth at least AED 2 million. The value can be made up of one property or several, and a mortgaged property can count if your bank confirms the amount paid. You must be inside the UAE when you apply. The DLD lists the total cost at about AED 9,885.
Key facts
- Minimum property value
- AED 2 millionOne or more properties, wholly owned by the investor. DLD service page, checked 7 Oct 2026.
- Visa term
- 10 years, renewable
- Mortgaged property
- Eligible, with a bank letter confirming the amount paid
- Government fees
- About AED 9,885Total listed by DLD, including medical test and Emirates ID. Fees can change.
- Processing time
- 7 to 10 business daysAs listed by DLD.
On this page
What is the UAE Golden Visa?
The Golden Visa is a long-term UAE residence visa that does not need an employer to sponsor you. Property investors are one of the eligible groups. In Dubai, the property route is handled by the Dubai Land Department (DLD) together with the immigration authority, and is issued for 10 years, renewable.
How much property do I need to own?
At least AED 2 million in Dubai property, wholly owned by you. The total can be made up of more than one property. If you co-own a property, only your own share counts, so your share must reach the threshold.
A mortgaged property can qualify. The bank provides a letter confirming the amount paid.
Does off-plan property qualify?
DLD's service asks for a title deed or e-certificate of title. Off-plan purchases are registered on the interim register (Oqood) until completion, and whether a particular off-plan purchase is accepted depends on the project and the amount paid. Confirm with DLD before you rely on an off-plan property for a visa.
Can my family be included?
Yes. A spouse and children can be sponsored, and parents can be sponsored with additional documents. DLD lists a separate fee for each family member.
How do I apply?
Apply through the DLD Golden Visa investor service while you are inside the UAE. You will need your passport, the title deed or e-certificate of title, a personal photo, and your Emirates ID and residence permit if you already have them. A medical test and Emirates ID biometrics follow.
What does it cost?
Rates are set by authorities, lenders and developers and change, so confirm the current figure before you budget.
| Cost | Typically | Note |
|---|---|---|
| Total listed by DLD for the investor (10 years) | AED 9,884.75 | Includes medical test, Emirates ID, residency and DLD fees. |
| Each family member | AED 5,774.50 | As listed by DLD. |
Which documents do I need?
A typical list. Your situation may need more or fewer.
- Passport
- Title deed or e-certificate of title showing AED 2 million or more
- Personal photo
- Emirates ID and residence permit, if any
- Bank letter confirming the amount paid, if the property is mortgaged
Questions people ask
What is the minimum property value for the Dubai Golden Visa?
AED 2 million in Dubai property, wholly owned by the applicant. It can be one property or several.
Can I get a Golden Visa with a mortgaged property?
Yes, if the property value is AED 2 million or more and the bank provides a letter confirming the amount paid.
How long is the Golden Visa valid for?
Through the Dubai Land Department property route it is issued for 10 years and is renewable.
Do I need to be in the UAE to apply?
Yes. DLD requires the applicant to be inside the UAE when applying.
How much does the Golden Visa cost?
DLD lists a total of AED 9,884.75 for the investor, including medical test and Emirates ID, plus AED 5,774.50 for each family member. Fees can change.
Sources
- 01Request for Golden Visa (investor): conditions, documents and feesDubai Land Department · checked 7 Oct 2026
- 02Golden visa — residence visasUAE Government portal (u.ae)
- 03Dubai Land Department — official services and informationDubai Land Department
- 04Nucleus editorial reviewNucleus Properties
This guide is educational. It is not legal, tax or financial advice, and it is not an offer. Guides educate; speak to an advisor to apply them to your situation.
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