§ Tool 03 · The Golden Path

Ten years in the
UAE, anchored in property.

The UAE Golden Visa grants 10-year renewable residency to property investors with AED 2M+ in freehold real estate — single unit, multiple, off-plan or mortgaged. Below: an instant eligibility check and the full process.

  • 10 yrrenewable
  • AED 2Mminimum
  • 0 daysmin stay

Input · property + applicant

Your portfolio.

Property value

AED
500K5M10M20M

Status & ownership

Applicant

people
Live verdict

Free Consultation

Send these results to a Dubai expert.

Our advisors can match you to properties that fit exactly what you just modelled.

Get a personalised breakdown on WhatsApp

Send a quick enquiry

We reply within 1 hour during business hours

The five steps

From signing to passport stamp.

Start to finish, expect 4–8 weeks once the property is registered. Our team handles steps 02–05 directly with ICA, GDRFA and MOHAP on your behalf.

  1. 01

    Verify with DLD

    Property registered at Dubai Land Department in your name. For off-plan, the SPA must appear in DLD records.

  2. 02

    Obtain NOC

    Developer NOC for off-plan, bank confirmation of equity for mortgaged units. Both confirm AED 2M+ qualifying value.

  3. 03

    Apply via ICA / GDRFA

    Submit through the federal ICA smart app or Dubai GDRFA portal. Upload passport, title, NOC, and photos.

  4. 04

    Medical & biometrics

    Approved MOHAP medical centre fitness test, then Emirates ID biometrics at any GDRFA centre.

  5. 05

    Receive 10-year visa

    Visa stamped to passport. Sponsor spouse, children and parents using the same property anchor.

Government fees

Application costs.

Line itemNotesAED
Golden Visa residence permit10-year stamping3,000 – 4,000
Typing & service feesApproved typing centres1,000 – 2,000
Medical fitnessMOHAP centre700 – 1,000
Emirates ID10-year ID card370
Total per applicantIndicative · 20265,070 – 7,370

* ICA / GDRFA published rates Q1 2026. Fees subject to change.

Where to buy

Freehold zones eligible for Golden Visa.

All freehold districts in Dubai count. Below: the most liquid areas by transaction volume — strong rental demand, deep secondary market.

Al Furjan Al Jaddaf Arabian Ranches 3 Arjan Business Bay 6.9% yield City Walk City of Arabia DAMAC Hills DAMAC Hills 2 DAMAC Islands DAMAC Lagoons Downtown Dubai 5.6% yield

Q&A

Frequently asked.

  • 01 What is the minimum investment for UAE Golden Visa via property?
    AED 2,000,000 (≈ USD 545,000 / GBP 430,000 / EUR 500,000). Can be a single property or multiple freehold units. With a mortgage, your paid-up equity must already exceed AED 2M at the time of application.
  • 02 Can I get Golden Visa with an off-plan property?
    Yes. Since November 2022, off-plan from approved Dubai developers qualifies immediately at SPA registration — you do not have to wait for handover. The SPA value must be AED 2M or above.
  • 03 Can I combine multiple properties to reach AED 2M?
    Yes. Multiple freehold properties owned in Dubai can be combined. Each must be individually registered at DLD in your name. The aggregate registered value must exceed AED 2M.
  • 04 How long is the Golden Visa valid?
    10 years, renewable indefinitely as long as the qualifying investment is maintained. There is no minimum-stay obligation — you can live anywhere.
  • 05 Whom can I sponsor?
    Spouse, children (no age limit for unmarried daughters; sons up to 25), and parents. Domestic workers can also be sponsored. Each dependent pays separate government fees.
  • 06 What are the fees?
    Government fees ≈ AED 3,000–4,000 for the residence permit, AED 370 for Emirates ID, AED 700–1,000 medical, plus typing fees ~AED 1,000. Per applicant total typically AED 5,000–6,500.