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Short answer: you can get a 10-year UAE Golden Visa by owning property in Dubai worth at least AED 2 million, based on the Dubai Land Department (DLD) valuation. Ready and off-plan homes can both qualify, you can combine several properties to reach the threshold, and you can sponsor your spouse, children and parents. There is no minimum stay in the UAE to keep the visa.
Below we explain who qualifies, what it costs, the documents you need and the mistakes that most often delay an application. Rules are updated from time to time, so we always confirm the current requirements for each client before they buy.
Who qualifies for the Golden Visa through property?
| Requirement | What it means in practice |
|---|---|
| Minimum value | AED 2 million in total, based on the DLD valuation of the property, not only the price in your contract. |
| Location | The property must be in a freehold area where foreigners can own property, such as Dubai Marina, Downtown, JVC or Dubai Hills Estate. |
| Ready or off-plan | Both can qualify. Off-plan units must be from a developer approved by RERA and registered with the DLD (Oqood). |
| One or several properties | You can combine several properties registered in your name to reach AED 2 million. |
| Mortgage | Mortgaged property can qualify with a no-objection letter from your UAE bank. How much of the loan must already be paid has changed over time, so check the current rule before you rely on a mortgage. |
| Joint ownership | Spouses can own the property together. Other co-owners usually each need a share worth at least AED 2 million. |
What does the Golden Visa give you?
- 10-year residence, renewable as long as you still own qualifying property.
- No employer or local sponsor: you sponsor yourself.
- Family sponsorship: your spouse, children and parents can get residence visas on your file.
- No minimum stay: unlike a standard residence visa, it stays valid if you live outside the UAE for more than six months.
- Access to UAE banking, an Emirates ID and easier long-term planning for your family.
How much does it cost?
There are two groups of costs: buying the property and the visa itself. As a guide (October 2026):
| Cost | Typical amount |
|---|---|
| DLD transfer fee | 4% of the purchase price |
| Agency commission (ready property) | Usually 2% + VAT |
| Registration trustee, title deed and other fees | Around AED 4,000–6,000 |
| Golden Visa for the investor (permit, medical test, Emirates ID, service fees) | Around AED 10,000 |
| Each sponsored family member | Around AED 6,000 |
All in, buyers usually budget around 6–8% of the property price for purchase costs, plus the visa fees for each family member.
How to apply, step by step
- Choose a qualifying property. Check that it is in a freehold area and that its value will reach AED 2 million on the DLD valuation, not only on the asking price.
- Complete the purchase. For ready property you receive a title deed; for off-plan, an Oqood registration from the DLD.
- Get the supporting documents. A DLD property valuation, your passport and photo, and a no-objection letter from the bank if the property is mortgaged.
- Submit the application through the DLD’s Golden Visa service or GDRFA Dubai.
- Medical test and Emirates ID. Once approved, you complete the medical test and biometrics, and the visa and Emirates ID are issued. With complete documents this usually takes a few weeks.
Common mistakes that delay applications
- Valuation below AED 2 million. The DLD valuation can be lower than the price you paid. Leave a margin if you are close to the threshold.
- Names that do not match. The name on the title deed must match your passport exactly.
- Missing documents, most often the Oqood for off-plan units or the bank’s no-objection letter.
- Property outside a freehold area, which foreigners cannot use for the visa.
Which areas are popular with Golden Visa buyers?
AED 2 million buys very different property depending on the area. In Downtown Dubai or Dubai Marina it is typically a one- or two-bedroom apartment in a prime tower. In Dubai Hills Estate it can be a larger apartment, and in Jumeirah Village Circle a two- or three-bedroom apartment or several smaller units with high rental yields. Many buyers use the visa purchase as a rental investment at the same time.
Frequently asked questions
Can I get a Golden Visa with off-plan property?
Yes. Off-plan property from a RERA-approved developer can qualify if its value reaches AED 2 million and the unit is registered with the DLD (Oqood). We check the developer and payment status before you commit.
Can I combine two or more properties?
Yes. Several properties registered in your name can be combined to reach the AED 2 million threshold.
Do I need to live in the UAE to keep the visa?
No. The Golden Visa stays valid even if you spend more than six months a year outside the UAE.
What happens if I sell the property?
To renew the visa you need to own qualifying property at the time of renewal. If you sell, you can buy another qualifying property to keep your eligibility.
This guide reflects the rules as of October 2026 and is general information, not legal advice. Requirements can change; contact us to confirm the current rules for your situation.
