Single property
One freehold home worth AED 2M or more, registered in your name at the Dubai Land Department.
UAE Residency Dossier · Property Route
The 10-Year Golden Visa through Dubai property
One freehold purchase at AED 2 million opens a decade of renewable UAE residency — no national sponsor, no minimum stay, no income tax on what you earn. A clear-eyed field guide to the thresholds, the eligible routes, the process and the real costs.
A decade of residency, granted to the asset — not the employer.
The UAE Golden Visa is a long-term residency programme launched in 2019 and significantly expanded in 2022. It grants a 10-year renewable UAE residency to qualified investors, entrepreneurs and professionals — without the need for a UAE national sponsor. Of the several routes into the programme, property investment is one of the most popular, because the qualifying act is simply owning the right home.
Unlike an employment visa, which evaporates the day you leave a job, a property-backed Golden Visa is anchored to a freehold title deed you control. That single distinction — residency tied to an appreciating asset rather than a contract — is why so many international buyers structure their Dubai purchase around it.
The AED 2 million line.
To qualify via property, your investment must meet a minimum value of AED 2,000,000. That is the only number that ultimately matters — everything else in this guide is about which kinds of ownership are allowed to reach it, and how to prove you have.
Key rule · Freehold only
The Golden Visa only applies to freehold properties. Leasehold ownership does not qualify, regardless of value. Dubai has 60+ designated freehold zones covering every major investment district.
Four ways to reach AED 2M.
The threshold can be met as a single asset or assembled from several. Pick the route that matches how you already intend to buy.
Combined portfolio
Multiple freehold properties whose combined value totals AED 2M+ — the threshold can be reached cumulatively.
Mortgaged property
A mortgaged home where your equity (value minus the outstanding balance) equals AED 2M+, financed by a UAE-approved bank.
Off-plan SPA
An off-plan purchase from an approved developer with an SPA value of AED 2M+, registered with DLD — eligible from day of signing.
Off-plan now counts from day one.
Following the November 2022 amendment, off-plan properties purchased from approved developers qualify immediately — you don't need to wait for handover. The requirement is that the SPA is registered with DLD and the property value is AED 2M+.
“New launches from Emaar, Sobha, Nakheel and Binghatti are eligible from the day of SPA signing — even if the building won't be delivered for two to four years.
What the visa actually unlocks.
Residency is the headline, but the practical day-to-day benefits are what make the property route worth structuring around.
- 10-year renewable residency No minimum stay in the UAE required to keep it active.
- Sponsor your family Spouse, children (unmarried daughters of any age; sons to 25) and parents.
- UAE bank accounts Straightforward access to local banking and financial services.
- Business setup Open a full-ownership company on the UAE mainland.
- Education access UAE schools and universities at resident rates.
- Healthcare UAE resident health insurance and hospital access.
- No income / capital gains tax All rental income and appreciation is yours to keep.
From title deed to passport stamp.
Seven stages, start to finish. Once your documents are in order most files clear within a couple of weeks.
- 01
Verify property registration at DLD
The property must be in your name at the Dubai Land Department. For off-plan, the SPA must be registered.
- 02
Obtain property valuation letter from DLD
For properties above AED 2M, request an official valuation certificate confirming the value.
- 03
Get NOC from developer (off-plan) or bank (mortgaged)
Confirming the value and your ownership of the asset.
- 04
Apply via ICA Smart App or GDRFA Dubai
Submit passport, visa photo, property certificate and the valuation letter.
- 05
Medical fitness test
At approved MOHAP centres. Takes 1–2 days. AED 700–1,000.
- 06
Emirates ID biometrics
Captured at an ICA service centre.
- 07
Receive your Golden Visa
Stamped in your passport as a 10-year residence permit.
What it costs to apply.
The fees below are the government and service-centre charges to issue the visa — separate from the property purchase itself. The headline figure most buyers care about is the total for the primary applicant.
| Fee item | Amount |
|---|---|
| Residence permit (ICA / GDRFA) | AED 3,000–4,000 |
| Emirates ID | AED 370 |
| Medical fitness test | AED 700–1,000 |
| Typing / service centre fees | AED 1,000–2,000 |
| Per dependent (spouse / child / parent) | AED 3,000–5,000 each |
| Total — applicant only | AED 5,070–7,370 |
Can I sell the property afterwards?
The Golden Visa is tied to the property ownership. If you sell the qualifying property, your residency can be revoked unless you replace it with another qualifying property within 6 months. Upgrade is allowed — many investors sell and buy a higher-value property, maintaining or upgrading their visa.
Structuring note
For investors holding property through a company structure, UAE corporate tax rules apply at the entity level — see our UAE corporate tax and real estate guide 2026 before deciding on your ownership structure.
Succession planning
Register a DIFC Will to ensure your Dubai property passes to your named heirs without UAE intestate succession delays — especially important for Golden Visa principal holders whose dependants' visas are tied to the property.
Freehold areas eligible for the Golden Visa.
All of Dubai's major investment areas are freehold and therefore eligible. A sample of the most active districts:
- Dubai Marina
- Downtown Dubai
- Palm Jumeirah
- Business Bay
- Dubai Hills Estate
- Creek Harbour
- JVC
- Dubai South
In short
The whole guide on one card.
- Minimum investment: AED 2,000,000 in freehold property.
- Off-plan qualifies immediately upon SPA registration.
- Mortgage OK if equity ≥ AED 2M.
- Multiple properties can be combined.
- 10-year renewable — no minimum UAE stay required.
- Application cost: approximately AED 5,000–7,500 per person.
The questions we hear most often.
What is the minimum property value for a UAE Golden Visa?
The minimum property value for the 10-year UAE Golden Visa is AED 2,000,000 (approximately USD 545,000). The property must be freehold, and can be a single property, multiple freehold properties combined totalling AED 2M+, a mortgaged property where your equity equals AED 2M+, or an off-plan property with an SPA value of AED 2M+ from an approved developer.
Does off-plan property qualify for the UAE Golden Visa?
Yes. Following the November 2022 amendment, off-plan properties purchased from approved developers qualify immediately — you do not need to wait for handover. The requirement is that the SPA is registered with DLD and the property value is AED 2M+. This makes new launches from Emaar, Sobha, Nakheel, and Binghatti eligible from the day of SPA signing.
Can I get a Golden Visa on a mortgaged property?
Yes. A mortgaged property qualifies for the Golden Visa provided the equity portion (property value minus outstanding mortgage balance) equals at least AED 2,000,000. The mortgage must be from a UAE-approved bank.
What are the benefits of the UAE Golden Visa?
The UAE Golden Visa provides a 10-year renewable residency with no minimum UAE stay required. Benefits include the right to sponsor spouse, children, and parents; access to UAE banking; business setup with full ownership; education at resident rates; UAE healthcare; and zero income tax, capital gains tax, or wealth tax on property investments.
How much does it cost to apply for a UAE Golden Visa through property?
Total application cost for the primary applicant is approximately AED 5,070-7,370, covering the residence permit (AED 3,000-4,000), Emirates ID (AED 370), medical fitness test (AED 700-1,000), and typing/service centre fees (AED 1,000-2,000). Each additional dependent (spouse, child, parent) costs an additional AED 3,000-5,000.
What happens to my Golden Visa if I sell the qualifying property?
The Golden Visa is tied to the property ownership. If you sell the qualifying property, your residency can be revoked unless you replace it with another qualifying property within 6 months. Many investors sell and buy a higher-value property, maintaining or upgrading their visa status.
Residency Dossier · Property Route
We handle the full Golden Visa application.
From the DLD valuation letter to your Emirates ID, our advisors run the entire process — and can match you with AED 2M+ freehold and off-plan inventory that qualifies from day one of the SPA.
A Dubai Estattor Residency Dossier · Updated April 2026 · Figures are indicative and subject to change.