You qualify for the 10-year UAE Golden Visa by owning Dubai property bought for AED 2 million or more, in your own name, in one property or several. The property can be mortgaged or off-plan. Government fees total about AED 10,000 (AED 9,884.75 on the Dubai Land Department’s own fee list), and the DLD states a processing time of 7 to 10 business days. You can sponsor your spouse and children on the same visa.
Many international buyers ask about the Golden Visa before they ask about the property. It is a good reason to buy Dubai Golden Visa property and a bad reason to buy the wrong apartment. Here is how it works, where people go wrong, and what one of my clients’ applications looked like.
Key takeaways
- The threshold is AED 2 million of purchase value, in your own name, in one property or several.
- Government fees are about AED 10,000. The DLD’s stated processing time is 7 to 10 business days; GDRFA quotes 5 days.
- Mortgaged and off-plan property can qualify.
- Joint owners each need their own AED 2M share. Otherwise one spouse owns and sponsors the other.
- You do not need to live in the UAE to keep the visa, and it is not citizenship.
What property qualifies for the Golden Visa?
| Rule | Detail (as of October 2026) |
|---|---|
| Minimum value | AED 2,000,000 purchase value, shown on a DLD property status statement |
| One property or several | Either; the total value of the properties in your name must reach AED 2M |
| Off-plan | Can qualify on the value registered in your name. Since January 2024 Dubai no longer requires AED 1M or 50% to be paid up first, as reported by The National and Gulf News |
| Mortgaged property | Qualifies. You need a no-objection letter from the bank showing the amount paid and the balance |
| Joint ownership | Your own share must itself be worth AED 2M or more. A couple owning one AED 2M apartment 50/50 does not qualify either spouse; the main owner then sponsors the spouse |
| Commercial property | GDRFA’s rules refer to “all types of properties”, but confirm your specific unit with the DLD before you buy for the visa |
| Residence requirement | None. You do not need to live in the UAE to keep the visa |
The joint-ownership mistake to avoid
Two spouses buy one AED 2.2M apartment in both names, assuming they both get a Golden Visa. They do not. Each name on the title holds AED 1.1M, below the threshold. The fix is simple if you know it before you sign: register the property in one name and sponsor the spouse, or buy at AED 4M in both names. After transfer, changing the ownership split means another DLD fee.
Buying to qualify?
Do not let the visa choose the property. Check the price per sq ft against ready stock first, and budget the full cost of buying, which adds about 7–8% on top of the price for a ready home. Send me what you own or plan to buy, and I will tell you the same day whether it qualifies.
What does the Golden Visa actually cost?
These are the government fees published by the Dubai Land Department for the investor Golden Visa.
| Item | AED |
|---|---|
| Medical examination | 700 |
| Emirates ID (10 years) | 1,153 |
| Residence permit (10 years) | 2,856.75 |
| DLD fee | 4,020 |
| Administrative fee | 1,155 |
| Total for the investor | 9,884.75 |
| Each spouse or child (10-year permit) | 5,774.50, plus AED 100 per person |
| Opening the family sponsorship file (once) | 318.75 |
On top of these you need health insurance, which is mandatory for residency and priced by your age and plan, and a service centre fee if you use one. I coordinate with a licensed partner; I do not file visas myself. The visa is renewable after 10 years; renewal fees are not published separately, so budget a similar amount.
How long does it take? A client case from June 2026
Client case · June 2026
One of my clients bought a property of over AED 2 million, the minimum value for the 10-year Golden Visa through real estate. In June 2026 he completed the visa through a fast service centre. The total cost was AED 12,500 with everything included, and the process took only 5 working days.
That was a fast case. The DLD states 7 to 10 business days and GDRFA quotes 5 days, so plan for up to two weeks. You apply in person at an approved centre, such as the Cube at Al Manara Center or the Golden Visa office at Dubai World Trade Centre. I guide my clients through the property requirements and documents, so they know exactly what to expect before they buy.
What if my property is under AED 2 million?
There is no 10-year Golden Visa through property below AED 2M. The alternative is the DLD’s 2-year property investor visa. Since April 2026 it has no minimum value for a sole owner; on jointly owned property each owner’s share must be at least AED 400,000. The fee is AED 10,212.50 and it takes 7 to 10 business days.
What the Golden Visa does not do
- It is not citizenship and does not lead to it.
- It does not make you UAE tax-resident by itself. Tax residency depends on days present and your home country’s rules.
- It does not survive the sale of the property. If your qualifying holdings fall below AED 2M, the visa can be cancelled at renewal.
- It is not a reason to pay AED 2M for an apartment worth AED 1.7M. Developers price some launches at exactly AED 2M for a reason. Check the price per square foot against ready stock before you let the visa drive the decision.
Frequently asked questions
How much property do I need to buy for the UAE Golden Visa?
AED 2 million of purchase value, in one property or several, in your own name.
Can I get the Golden Visa in 24 hours?
Not as an official service. The DLD states 7 to 10 business days and GDRFA quotes 5 days. Some private centres advertise express handling, which can shorten the paperwork around the application, not the government’s own processing. My fastest client case took 5 working days in June 2026. If you need the visa by a set date, tell me before you buy and we plan the transfer around it.
Can I apply for the Golden Visa before the transfer is complete?
No. The property must be registered in your name first; for off-plan, that means the sale is registered with the DLD. Plan the visa after transfer or registration day.
Does off-plan property qualify for the Golden Visa?
It can. Since January 2024, Dubai no longer requires AED 1M or 50% of the price to be paid before you apply, as long as the property’s value is at least AED 2M. Check your project with the DLD before you rely on it.
Can I get a Golden Visa with a mortgage?
Yes, on the full purchase value. The bank must issue a no-objection letter showing the amount paid and the balance.
Can my spouse get a Golden Visa on the same property?
Only if their own share is worth AED 2M. Otherwise you sponsor them as a dependant, at AED 5,774.50 plus AED 100 for the 10-year permit.
How much does the Golden Visa cost?
Government fees are AED 9,884.75 for the investor, according to the DLD. A service centre adds its own fee; my client’s all-in cost in June 2026 was AED 12,500.
Can I include my family?
Yes. The main applicant can sponsor a spouse, children and parents, with separate government fees for each.
Does the Golden Visa make me a UAE tax resident?
Not by itself. Tax residency depends on days present and your home country’s rules.
Do I have to live in Dubai to keep the Golden Visa?
No. There is no minimum stay requirement.
Check your eligibility
Does your property qualify?
Tell me on WhatsApp what you own or plan to buy, in whose name, and whether it is mortgaged. I will tell you the same day whether it qualifies, and what to change if it does not. I am a property broker, not a visa consultant; the filing is done by a licensed partner I work with.
Sources
- Dubai Land Department, “Request for Golden Visa (Investor)”: eligibility, fees, processing time and service centres, accessed 17 October 2026
- GDRFA Dubai, investor golden residence conditions, accessed 17 October 2026
- Dubai Land Department, “Request for Investor Visa” (2-year visa), accessed 17 October 2026
- The National, on the removal of the AED 1M down-payment rule, 24 January 2024
- Gulf News, AED 2M property purchases and the Golden Visa, updated 27 February 2025
- Khaleej Times, 2-year investor visa minimum value removed, 29 April 2026
- Armela Corbaxhi, client file, June 2026 (anonymised)
