Updated November 2026. Fees and rules checked against the Dubai Land Department (DLD) Golden Visa service page.
Buying property is the most common way expats get a 10-year UAE Golden Visa. The rule is simple: own Dubai property worth at least AED 2 million. The details are where buyers get caught out: mortgages, off-plan units, joint ownership and the fees. This guide covers all of them, with the current DLD fee list.
Golden Visa through property: the short version
- Minimum value: AED 2 million, based on the purchase value of one or more properties in Dubai. To get a rough idea of what a property is worth today, check recent sales in the building with Valueit, our free property value estimator. It is an estimate only, not an official valuation.
- Ownership: the property must be owned by the applicant. Several properties can be added together to reach AED 2 million.
- Mortgaged property: allowed. You need a no-objection certificate (NOC) from the bank showing the amount paid and the balance.
- Visa length: 10 years, renewable while you still meet the conditions.
- Where to apply: through DLD (Dubai REST app or a DLD-approved Golden Visa service centre). You must be inside the UAE when you apply.
- Total government fees for the main applicant: about AED 9,885 (breakdown below).
- Processing time: DLD quotes 7 to 10 working days.
Is the threshold AED 1 million or AED 2 million?
It is AED 2 million. Some articles still say the threshold “doubled” in 2026. That is not right: the AED 2 million property route has applied since the Golden Visa rules were reworked in 2022. Older posts that mention AED 1 million usually refer to the minimum paid amount on a mortgaged or off-plan property under the earlier rules, or to the 5-year investor visa. Always check the current DLD service page before you sign a sale agreement with the visa in mind.
Who qualifies
Ready property
A title deed in your name with a purchase value of AED 2 million or more. If you own two or three smaller units, their values can be combined, as long as each one is in your name.
Mortgaged property
A mortgage does not rule you out. DLD asks for a bank NOC that states how much you have paid and how much is outstanding. Banks set their own rules for issuing the NOC, so ask your lender early. To estimate your down payment and monthly instalment on an AED 2 million home, use our Dubai mortgage calculator.
Off-plan property
Off-plan units can qualify when they are registered with DLD (Oqood) and meet the value rule. Developers and DLD-approved centres will tell you what proof of payment they need for your project. If the visa is the main reason you are buying, compare a ready unit with an off-plan one: a ready unit gives you the title deed straight away. Browse off-plan projects or ready homes for sale on Viewit.
Joint ownership
If you buy with a spouse, the share in the applicant’s name is what DLD looks at. Couples often put the property in both names and apply as main applicant plus family member. Confirm how your shares will be assessed before the transfer, because changing a title deed later costs another DLD fee.
Golden Visa fees through DLD (main applicant)
| Item | Fee (AED) |
|---|---|
| Medical fitness test | 700 |
| Emirates ID | 1,153 |
| Residency fee | 2,856.75 |
| DLD fee | 4,020 |
| Admin / service centre fee | 1,155 |
| Total | 9,884.75 |
Family members: about AED 5,774.50 per spouse or child permit plus a file fee of AED 318.75. Parents can be sponsored for about AED 5,774.50 each. Source: DLD “Request for Golden Visa for investor” service page (checked November 2026). Fees change, so treat these as a guide.
These are visa fees only. Buying the property has its own costs: the 4% DLD transfer fee, trustee fee, agency commission and mortgage registration if you borrow. Our DLD fee calculator adds them up line by line.
Documents you will need
- Title deed (or registered off-plan contract) showing AED 2 million or more
- Bank NOC with paid and outstanding amounts, if the property is mortgaged
- Passport valid for at least 6 months
- Recent passport-style photo on a white background
- Emirates ID, if you already have one
- UAE health insurance
- Attested marriage and birth certificates, if you are adding family members
How to apply, step by step
- Check the value. Make sure the purchase value on your title deed (or the combined value of your deeds) is at least AED 2 million.
- Get the bank NOC if there is a mortgage.
- Apply through DLD using the Dubai REST app or a DLD-approved Golden Visa centre. Upload your documents and pay the fees.
- Do the medical test and Emirates ID biometrics when you are asked.
- Receive the visa. DLD quotes 7 to 10 working days once the file is complete.
What the Golden Visa gives you
- 10 years of residency without a local sponsor or employer
- No 6-month limit on time spent outside the UAE (the usual residency visa lapses after 6 months abroad)
- Sponsorship of your spouse and children, with no age cap for sons, and of your parents
- Family members can stay in the UAE on their permits if the main holder dies
Areas where homes clear AED 2 million
A one-bedroom in a prime tower or a family villa in an established community will often clear the threshold. Popular picks with Golden Visa buyers:
- Downtown Dubai: one and two bedroom apartments near Burj Khalifa and Dubai Mall
- Dubai Hills Estate: two bedroom apartments and townhouses near the park and mall
- Palm Jumeirah: most units, from one bedroom up
- Dubai Creek Harbour: two and three bedroom apartments, many off-plan
See the Viewit Golden Visa page for homes that meet the threshold, and check the rental yield if you plan to let the property.
Frequently asked questions
Can I get a Golden Visa with a property worth less than AED 2 million?
Not on the 10-year property route on its own. You can combine several properties to reach AED 2 million. Lower-value property can support other residency options, such as the 2-year property investor visa.
Does the property have to be fully paid?
No. Mortgaged property is accepted with a bank NOC showing the paid and outstanding amounts.
Can I rent out the property and keep the visa?
Yes. Renting the property out does not affect eligibility. You must keep owning it: if you sell and your remaining property falls below AED 2 million, the visa can be cancelled at renewal.
How long does it take?
DLD quotes 7 to 10 working days after you submit a complete file.
Do I need to live in Dubai?
You must be in the UAE when you apply. After that, there is no minimum stay, and long periods abroad do not cancel the visa.
This guide is general information, not legal advice. Golden Visa rules and fees are set by DLD and the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) and can change. Check the official DLD service page before you buy.